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.
2-bedroom, 1-bathroom apartment of 80 m² on the 1st floor, energy rating D. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Feature: The apartment boasts a riverside balcony, perfect for outdoor relaxation and enjoying scenic views, enhancing the living experience in a tranquil neighborhood.
The valuation. The asking price of €264,000 sits significantly above the fair value of €228,239, presenting a gap of €35,761 (15.7%). This property is overpriced based on current market assessments.
Fair value modelled at €228,239 from 6 comparable sales in the area. Asking €264,000 sits €35,761 (15.7%) above — overpriced versus fair value.
Asking €264,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €205,627 (€2,570/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 is below the parish average, reducing 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 €205,627, adjusted for condition and micro-location, gives a modelled fair value of €228,239 (€2,853/m²), a €35,761 (15.7%) gap versus the €264,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 76b1e3 | Subject | €264,000 | €3,300 | — | 63 | 72 |
| rua Padre José Feliciano, 4A | Active | €195,000 | €2,786 | 15.6% | 60 | 70 |
| Barreiro e Lavradio · 23f3ad | Active | €250,000 | €2,193 | 33.5% | 66 | 74 |
| rua da Baixa da Banheira | Active | €280,000 | €2,857 | 13.4% | 70 | 75 |
| rua São Pedro de Alcântara | Active | €255,000 | €3,000 | 9.1% | 70 | 71 |
| Median comp | €252,500 | €2,822 | 14.5% | 68 | 73 |
Long-term rental The property is currently priced at €264,000, which is 15.7% above its fair value of €228,239, indicating it is overpriced for long-term rental purposes. Additionally, the gross yield of 3.4% does not sufficiently compensate for the elevated purchase price, potentially limiting investment returns. Family rental With the property's listing price exceeding fair value by 15.7%, it is not an ideal investment for family rental due to the risk of lower tenant demand in a suburban market. Families typically seek cost-effective housing options, and with a gross yield of only 3.4%, this property may struggle to attract stable long-term tenants. Buy-and-hold The buy-and-hold strategy is less favorable for this property, as it is overpriced at €264,000 compared to the fair value of €228,239. Moreover, the 3.4% gross yield does not align with the investment risk of holding an overpriced asset over the long term, highlighting potential cash flow challenges for investors.
Economic Volatility Risk The economic stability score of 75 suggests moderate risk, but the tenant stability score of 65 indicates a potential for less reliablecash flow, which could hinder consistent returns on investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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