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, 2-bathroom apartment of 125 m² on the 2nd floor, built in 2005, energy rating C. Located Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Feature: The apartment boasts an attractive unobstructed view and excellent luminosity, enhancing the living experience with abundant natural light throughout the day.
The valuation. The asking price of €295,000 sits €19,563 (6.2%) below the fair value of €314,563, indicating that the property is fairly priced. This position aligns with the overall assessment, suggesting a sound investment opportunity.
Fair value modelled at €314,563 from 6 comparable sales in the area. Asking €295,000 sits €19,563 (6.2%) below — the upside to fair value.
Asking €295,000 versus the Palhais e Coina, Barreiro, Setúbal area baseline of €315,963 (€2,528/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 €315,963, adjusted for condition and micro-location, gives a modelled fair value of €314,563 (€2,517/m²), a €19,563 (6.2%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Palhais e Coina · e3ab1a | Subject | €295,000 | €2,360 | — | 62 | 61 |
| Quinta do Conde · f35d77 | Active | €275,000 | €2,523 | 6.9% | 70 | 69 |
| praceta Abel Salazar | Active | €374,000 | €2,510 | 6.4% | 70 | 66 |
| Quinta do Conde · 51b419 | Active | €318,000 | €2,304 | 2.4% | 70 | 61 |
| rua Piteira Santos | Active | €320,000 | €2,370 | 0.4% | 78 | 56 |
| Median comp | €319,000 | €2,440 | 3.4% | 70 | 64 |
Long-term rental This property presents a fair opportunity for long-term rental, given its location near Lisbon which drives consistent housing demand. However, with a gross yield of 0%, investors should consider the potential impact of the 67/100 condition rating on tenant satisfaction over time. Buy-and-hold Investors considering a buy-and-hold strategy may find this property satisfactory, as it holds fair value against the market listing. Nonetheless, the combination of a 6.2% gap from fair value and a modest condition score of 67/100 suggests that appreciation may be limited in the near term. Family rental A family rental strategy could be appropriate here, as the property’s suburban characteristics may appeal to tenants seeking family-friendly amenities. That said, the 61/100 neighborhood rating indicates that the area may have limitations regarding amenities and tenant quality that could affect rental desirability.
Potential Vacancy Risk Tenant instability, reflected in a score of 60/100, may lead to higher turnover rates and potential vacancies, affecting overall cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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