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 93 m² on the 2nd floor, built in 1995, energy rating C. Located on rua César Coelho, Barreiro e Lavradio parish, Barreiro municipality, Setúbal district. Noteworthy Features: The property includes a closed balcony in the living room and a sunroom off the kitchen, enhancing both natural light and usable space despite deferred maintenance issues.
The valuation. The asking price of €228,000 is €8,218 below the fair value of €236,218, representing a 3.5% difference. This positions the property as fairly valued in the current market.
Fair value modelled at €236,218 from 6 comparable sales in the area. Asking €228,000 sits €8,218 (3.5%) below — the upside to fair value.
Asking €228,000 versus the rua César Coelho area baseline of €241,916 (€2,601/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 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 €241,916, adjusted for condition and micro-location, gives a modelled fair value of €236,218 (€2,540/m²), a €8,218 (3.5%) gap versus the €228,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua César Coelho | Subject | €228,000 | €2,452 | — | 48 | 70 |
| rua do Brasil | Active | €180,000 | €2,609 | 6.4% | 50 | 74 |
| rua Garcia de Resende, 24 | Active | €220,000 | €2,418 | 1.4% | 65 | 73 |
| avenida da Liberdade, 144 | Active | €220,000 | €2,157 | 12.0% | 50 | 75 |
| Baixa da Banheira e Vale da Amoreira · efdd9a | Active | €215,000 | €2,471 | 0.8% | — | 73 |
| Median comp | €217,500 | €2,445 | 0.3% | 50 | 74 |
Long-term rental The 2-bed apartment in Barreiro e Lavradio offers a fair yield of 3.9%, making it a viable long-term rental investment. However, with a fair value closely aligning to the listing price, investors should be cautious and aware that appreciation potential may be limited. Family rental This property is well-suited for family rentals, given the suburban amenities and decent neighborhood rating of 70/100. The fair valuation indicates that while it can draw stable tenants, it doesn’t represent a significant opportunity for capital growth. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy could provide stable rental income over time, supported by its commuter access to Lisbon. However, with the property priced fairly relative to its market value, potential investors might find better opportunities elsewhere for substantial capital appreciation.
Potential tenant turnover risk: With a tenant stability score of 70/100, there is a 30% chance of tenants not renewing their leases, which could lead to increased 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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