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, 1-bathroom apartment of 69 m² on the 1st floor, built in 1988, energy rating C. Located Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: This first-floor apartment benefits from unobstructed views and a well-organized condominium, enhancing overall living quality in the heart of Barreiro e Lavradio.
The valuation. The asking price of €320,000 stands €72,703 (29.4%) above the fair value of €247,297, marking it as overpriced. The premium reflects market expectations rather than fundamental value. Buy-to-flip angle. The strategy would involve sourcing renovations to elevate property value before resale, but with the current pricing exceeding fair value, profit margins could be constrained. Buy-to-let angle. With an estimated gross yield of 3.7% (~€987/month), the rental income strategy targets long-term tenants seeking quality living near Lisbon, despite high initial acquisition costs.
Fair value modelled at €247,297 from 6 comparable sales in the area. Asking €320,000 sits €72,703 (29.4%) above — overpriced versus fair value.
Asking €320,000 versus the Barreiro e Lavradio, Barreiro, Setúbal area baseline of €204,411 (€2,962/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €204,411, adjusted for condition and micro-location, gives a modelled fair value of €247,297 (€3,584/m²), a €72,703 (29.4%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Barreiro e Lavradio · 76b084 | Subject | €320,000 | €4,638 | — | 78 | 82 |
| rua Palmira Bastos | Active | €290,000 | €3,494 | 24.7% | 80 | 74 |
| Alto do Seixalinho, Santo André e Verderena · be966d | Active | €330,000 | €3,587 | 22.7% | 71 | 76 |
| praceta Filinto Elísio | Active | €335,000 | €3,764 | 18.8% | 79 | 70 |
| Barreiro e Lavradio · 7cac52 | Active | €285,000 | €3,314 | 28.5% | 76 | 68 |
| Median comp | €310,000 | €3,541 | 23.7% | 78 | 72 |
Long-term rental The property in Barreiro e Lavradio is currently overpriced by 29.4%, which undermines its potential profitability as a long-term rental investment given the gross yield of only 3.7%. Furthermore, despite the neighborhood's high quality score of 82/100, the gap between its listing price and fair value could deter serious long-term renters seeking better value. Family rental With a listing price of €320,000, this 3-bed apartment is overpriced compared to its fair value of €247,297, making it a less attractive option for family rentals that require pricing flexibility to compete in the market. The strong neighborhood score of 82/100 suggests potential demand, yet the gap in valuation raises concerns about securing long-term family tenants at a sustainable rate. Buy-and-hold Although the property offers a good condition rating of 79/100 and a desirable neighborhood, its 29.4% pricing gap against fair value indicates that it is overpriced for a buy-and-hold strategy. Investors may find that the current market conditions do not support this asset's appreciation, limiting its long-term viability as a buy-and-hold property. Not ideal for The property is not suited for short-term vacation rentals or student housing, as both markets require more competitive pricing to attract customers. Additionally, it does not meet the criteria for luxury market investments due to its overpriced status.
Economic Depreciation Risk With an economic stability score of 80/100, there is a moderate risk that future economic downturns could impact property values and rental income stability.
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