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 95 m², energy rating B. Located Santo António da Charneca parish, Barreiro municipality, Setúbal district. This apartment features a dedicated small office space, perfect for remote work or study, and the bathrooms boast elegant marble-effect tiles for a luxurious touch.
The valuation. The asking price of €270,000 is notably above the determined fair value of €243,621, indicating an overvaluation of €26,379 (10.8%). This suggests that the property is overpriced for the current market. Buy-to-flip angle. A buy-to-flip strategy may not yield significant returns given the current high asking price versus fair value, making quick resale less attractive. Potential investors might face challenges in achieving a satisfactory profit margin. Buy-to-let angle. With an estimated rental income of €652 per month, the gross yield stands at 2.9%. This return is relatively low, suggesting that long-term rental might not provide strong cash flow for investors looking to maximize returns.
Fair value modelled at €243,621 from 6 comparable sales in the area. Asking €270,000 sits €26,379 (10.8%) above — overpriced versus fair value.
Asking €270,000 versus the Santo António da Charneca, Barreiro, Setúbal area baseline of €209,076 (€2,201/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €209,076, adjusted for condition and micro-location, gives a modelled fair value of €243,621 (€2,564/m²), a €26,379 (10.8%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Santo António da Charneca · 9c7b1c | Subject | €270,000 | €2,842 | — | 70 | 74 |
| Alto do Seixalinho, Santo André e Verderena · 9113f4 | Active | €485,000 | €2,277 | 19.9% | 76 | 76 |
| Alhos Vedros · 19f40e | Active | €327,500 | €2,481 | 12.7% | 74 | 72 |
| Alhos Vedros · 33bb27 | Active | €369,900 | €2,760 | 2.9% | 80 | 76 |
| rua Doutor Rodrigues Lapa, 27 | Active | €277,000 | €2,770 | 2.5% | 74 | 72 |
| Median comp | €348,700 | €2,621 | 7.8% | 75 | 74 |
Long-term rental The property at €270,000 is not aligned with its fair value of €243,621, suggesting it is overpriced by 10.8%. The gross yield of 2.9% further indicates that investing in this asset for long-term rental is unlikely to generate attractive returns. Family rental Priced at €270,000, this apartment does not present a compelling opportunity for family rental, as it exceeds the fair value of €243,621 by 10.8%. Considering the condition score of 75/100 and the surrounding amenities, potential family tenants may find better value elsewhere. Buy-and-hold With a fair value of €243,621, the listing price of €270,000 makes this a less favorable buy-and-hold investment, as it is overpriced by 10.8%. The modest gross yield of 2.9% suggests limited upside potential in the long-term appreciation of this property. Not ideal for Short-term vacation rental, Luxury market, Student housing.
Economic and Tenant Stability Risk The economic stability and tenant stability scores of 75/100 suggest potential vulnerability to market fluctuations, which may impact rental income and occupancy rates in adverse economic conditions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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