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.
3-bedroom, 2-bathroom apartment of 120 m² on the 2nd floor, energy rating C. Located on avenida Mestre Manuel dos Santos Cabanas, 5, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. The apartment features unique marble-effect surfaces in both kitchen and living areas, enhancing the contemporary aesthetic and providing durability.
The valuation. The asking price of €360,000 exceeds fair value by €66,642 (22.7%), indicating that the property is overpriced at €3,000/m² compared to its assessed fair value of €293,358. Buy-to-flip angle. A resale strategy could focus on executing minor cosmetic updates, targeting a competitive listing price in the neighborhood to capitalize on the demand while aiming to sell within a six-month period. Buy-to-let angle. With an estimated gross yield of 3.5%, the rental income strategy could secure approximately €1,050/month, appealing to families drawn to the local amenities and employment potential of Barreiro's suburban environment.
Fair value modelled at €293,358 from 6 comparable sales in the area. Asking €360,000 sits €66,642 (22.7%) above — overpriced versus fair value.
Asking €360,000 versus the avenida Mestre Manuel dos Santos Cabanas, 5 area baseline of €228,435 (€1,904/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €228,435, adjusted for condition and micro-location, gives a modelled fair value of €293,358 (€2,445/m²), a €66,642 (22.7%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Mestre Manuel dos Santos Cabanas, 5 | Subject | €360,000 | €3,000 | — | 78 | 69 |
| Alhos Vedros · 652ff6 | Active | €365,000 | €2,645 | 11.8% | 74 | 76 |
| rua Américo da Silva Marinho | Active | €342,900 | €2,029 | 32.4% | 72 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 4a43b5 | Active | €365,000 | €2,992 | 0.3% | 74 | 73 |
| rua César Coelho, 25 | Active | €315,000 | €2,423 | 19.2% | 72 | 72 |
| Median comp | €353,950 | €2,534 | 15.5% | 73 | 73 |
Family rental This property is overpriced, making it a less attractive option for families seeking a long-term rental in the area. With a gap of 22.7% against fair value, potential yields are not compelling enough to justify the investment. Long-term rental The current listing price exceeds fair value by 22.7%, raising concerns about the sustainability of rental income in a competitive market. Given the gross yield of only 3.5%, this property does not present an enticing long-term rental opportunity. Buy-and-hold The significant gap from fair value suggests that entering this market as a buy-and-hold investor would likely lead to overpaying and suboptimal returns. With local amenities and tenant quality ratings that are average at best, this property does not offer a favorable long-term growth prospect.
Economic sensitivity With both the economic and tenant stability scores at 70/100, there is a moderate risk that economic fluctuations could lead to increased vacancy rates or rental delays, affecting cash flow negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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