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.
4-bedroom, 3-bathroom house of 170 m², built in 2007, energy rating B. Located Palhais e Coina parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property boasts a spacious walk-in pantry and a covered social area with a built-in barbecue, ideal for entertaining and outdoor dining.
The valuation. The asking price of €600,000 is notably above the fair value of €511,828, representing an overpricing of €88,172 (17.2%). This indicates a significant financial risk for potential buyers.
Fair value modelled at €511,828 from 6 comparable sales in the area. Asking €600,000 sits €88,172 (17.2%) above — overpriced versus fair value.
Asking €600,000 versus the Palhais e Coina, Barreiro, Setúbal area baseline of €452,138 (€2,660/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €452,138, adjusted for condition and micro-location, gives a modelled fair value of €511,828 (€3,011/m²), a €88,172 (17.2%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Palhais e Coina · e3ab1e | Subject | €600,000 | €3,529 | — | 72 | 72 |
| rua Padre Antonio Sobral, 13 | Active | €735,000 | €3,000 | 15.0% | 85 | 71 |
| rua Padre Antonio Sobral, 13 | Active | €735,000 | €3,000 | 15.0% | 78 | 73 |
| Alto do Seixalinho, Santo André e Verderena · b32b9c | Active | €560,000 | €3,011 | 14.7% | 71 | 75 |
| Alto do Seixalinho, Santo André e Verderena · f35d8c | Active | €560,000 | €3,011 | 14.7% | 70 | 73 |
| Median comp | €647,500 | €3,006 | 14.8% | 75 | 73 |
Long-term rental This property offers a gross yield of only 2.6%, which suggests that it may not generate sufficient cash flow, given that the listing price of €600,000 significantly exceeds its fair value of €511,828. With an overall neighborhood rating of 72/100, the area is decent; however, the property remains overpriced relative to comparable units. Family rental While the suburban location has good connectivity to Lisbon and essential amenities, the property is overpriced by 17.2%, making it a less attractive option for families seeking value. High competition in the family rental market further diminishes the potential for reasonable returns in the current market environment. Buy-and-hold Given its condition rating of 76/100, investing in this property as a buy-and-hold strategy appears less appealing due to its significant price gap to fair value, currently set at €600,000. This investment may struggle to appreciate meaningfully in value, as it is overpriced and does not provide the high return potential typically desired in buy-and-hold strategies.
Tenant turnover risk: With a tenant stability score of 60/100, there is a significant risk of increased tenant turnover, which can lead to higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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