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 68 m² on the 2nd floor, built in 1978, energy rating C. Located on rua Gil Eanes, Santo António da Charneca parish, Barreiro municipality, Setúbal district. Noteworthy Features: The apartment's mid-range finishes include a modernized bathroom juxtaposed with a weathered exterior, indicating potential for further renovations and personalized updates.
The valuation. The asking price is €235,000, which is €33,258 (16.5%) above the fair value of €201,742. This indicates that the property is overpriced and may deter potential buyers looking for value. Buy-to-flip angle. The strategy involves renovating the apartment to enhance its appeal and targeting resale within a short timeframe to capitalize on the proximity to Lisbon, despite the current overvaluation. Buy-to-let angle. With a gross yield of 3.8%, the estimated rental income of €744 per month can attract long-term tenants seeking suburban living near Lisbon, offering a stable investment opportunity despite the initial price concerns.
Fair value modelled at €201,742 from 6 comparable sales in the area. Asking €235,000 sits €33,258 (16.5%) above — overpriced versus fair value.
Asking €235,000 versus the rua Gil Eanes area baseline of €194,662 (€2,863/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €194,662, adjusted for condition and micro-location, gives a modelled fair value of €201,742 (€2,967/m²), a €33,258 (16.5%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes | Subject | €235,000 | €3,456 | — | 58 | 70 |
| Alhos Vedros · a80752 | Active | €284,900 | €3,097 | 10.4% | 70 | 66 |
| Alhos Vedros · 6fba96 | Active | €269,500 | €2,837 | 17.9% | 66 | 74 |
| Baixa da Banheira e Vale da Amoreira · 38a0ae | Active | €210,000 | €2,593 | 25.0% | — | 70 |
| Alhos Vedros · 0900d7 | Active | €269,500 | €2,837 | 17.9% | — | 73 |
| Median comp | €269,500 | €2,837 | 17.9% | 68 | 72 |
Long-term rental With a fair value of €201,742, the property is overpriced at €235,000, which translates to a 16.5% gap without significant upside potential. The gross yield of 3.8% is below attractive market standards, making it a less favorable option for long-term investment. Family rental Although the property is located in a suburban area with proximity benefits to Lisbon, its pricing at €235,000 is above fair value, resulting in a 16.5% price premium. This oversaturation in price relative to its condition, rated 61/100, diminishes its appeal to families seeking affordable rental options. Buy-and-hold Investing in this property as a buy-and-hold strategy appears unwise due to its current valuation of €235,000, which is 16.5% higher than the fair value. The potential appreciation does not justify the investment, considering its limited yield of 3.8% and a moderate neighborhood rating of 70/100.
Moderate Economic Impact The economic stability score of 70/100 suggests potential vulnerability to market fluctuations that could affect property values and cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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