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 70 m², energy rating B. Located on rua Gil Eanes, 14A, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Property Highlights: The apartment features a fully independent entrance with a small porch, enhancing privacy and outdoor space compared to typical apartments in the area.
The valuation. The asking price of €278,000 is significantly above the fair value of €245,541, creating a difference of €32,459 (13.2%). This property is considered overpriced based on current market analysis.
Fair value modelled at €245,541 from 6 comparable sales in the area. Asking €278,000 sits €32,459 (13.2%) above — overpriced versus fair value.
Asking €278,000 versus the rua Gil Eanes, 14A area baseline of €194,400 (€2,777/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €194,400, adjusted for condition and micro-location, gives a modelled fair value of €245,541 (€3,508/m²), a €32,459 (13.2%) gap versus the €278,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes, 14A | Subject | €278,000 | €3,971 | — | 88 | 73 |
| Alto do Seixalinho, Santo André e Verderena · 57fa55 | Active | €265,000 | €4,907 | 23.6% | 76 | 68 |
| praceta Adelaide Cabete | Active | €236,000 | €3,189 | 19.7% | 75 | 70 |
| Barreiro e Lavradio · 3a7456 | Active | €220,000 | €3,860 | 2.8% | 82 | 74 |
| rua São João Baptista de Ajudá, 55 | Active | €239,800 | €3,426 | 13.7% | 82 | 76 |
| Median comp | €237,900 | €3,643 | 8.3% | 79 | 72 |
Family rental The current listing price of €278,000 for this 2-bed apartment results in a fair value gap of 13.2%, indicating that the property is overpriced for family rental purposes. With a gross yield of 3.2%, the potential returns do not justify the high entry price in a suburban area with a moderate neighbourhood rating of 73/100. Long-term rental Investing in this property at a listing price of €278,000 presents a challenge, given that its fair value is €245,541, marking it as overpriced for long-term rental strategies. The 3.2% gross yield suggests limited rental income potential relative to the investment, especially in a neighbourhood that does not warrant premium pricing. Buy-and-hold With a valuation gap of 13.2% and an asking price of €278,000, this apartment is overpriced for a buy-and-hold investment framework. The expected returns, reflected in a gross yield of 3.2%, are insufficient to offset the elevated purchase cost in this suburban location.
Tenant turnover risk High tenant turnover may pose a risk given the 75/100 tenant stability score, indicating potential instability in rental income.
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