This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
1-bedroom, 1-bathroom apartment of 54 m², built in 1981, energy rating C. Located on rua 3, 22, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property boasts an induction stove and oven, enhancing energy efficiency while providing modern cooking amenities in the compact kitchen space.
The valuation. The asking price of €210,000 is significantly above the fair value of €181,185, representing an overpricing of €28,815 (15.9%). This discrepancy suggests buyers may need to reconsider the investment's potential.
Fair value modelled at €181,185 from 6 comparable sales in the area. Asking €210,000 sits €28,815 (15.9%) above — overpriced versus fair value.
Asking €210,000 versus the rua 3, 22 area baseline of €161,975 (€3,000/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €161,975, adjusted for condition and micro-location, gives a modelled fair value of €181,185 (€3,355/m²), a €28,815 (15.9%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 3, 22 | Subject | €210,000 | €3,889 | — | 72 | 71 |
| Baixa da Banheira e Vale da Amoreira · 6d541d | Active | €215,000 | €3,071 | 21.0% | — | 72 |
| rua José Saramago S / N | Active | €253,000 | €3,563 | 8.4% | 70 | 76 |
| Alto do Seixalinho, Santo André e Verderena · 53cdb0 | Active | €218,000 | €3,516 | 9.6% | 68 | 69 |
| praceta Maria Luísa Soares, 80 | Active | €230,000 | €3,194 | 17.9% | 74 | 71 |
| Median comp | €224,000 | €3,355 | 13.7% | 70 | 72 |
Long-term rental This property, priced at €210,000, significantly exceeds its fair value of €181,185, indicating it is overpriced by 15.9%. With a gross yield of 4.1%, the potential financial returns may not justify the current asking price for long-term tenants seeking value. Family rental Priced at €210,000, the apartment fails to meet fair value expectations, appearing overpriced. Families often look for affordability alongside quality, and at a gross yield of 4.1%, this property may not attract family renters effectively. Buy-and-hold The listing price of €210,000 is notably above the fair value of €181,185, marking it as overpriced by 15.9%. Investors pursuing a buy-and-hold strategy might find the anticipated returns compromised due to the apartment's inflated valuation. Not ideal for: Luxury market, Short-term vacation rental, Student housing Location context: Area is part of the Lisbon metropolitan influence. Likely suburban characteristics with a mix of residential and amenities. Crime levels are assessed as typical for urban-suburban interaction zones. Neighbourhood dimensions: Housing market: Economic: Amenities: Tenant quality:
Economic and Tenant Stability Risk: With both economic stability and tenant stability scores at 70/100, there is a distinct risk of potential fluctuations in rental income due to possible volatility in the economic environment and tenant retention challenges.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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