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.
5-bedroom, 3-bathroom house of 271 m², built in 2011, energy rating D. Located on rua Tomás de Alcaide, Fernão Ferro parish, Seixal municipality, Setúbal district. Noteworthy Feature: This property boasts a spacious outdoor yard ideal for social gatherings, enhancing its appeal for family living and entertaining in a private setting.
The valuation. The asking price of €465,000 is significantly above the fair value of €396,888, representing an overprice of €68,112 (14.6%). This makes the property less attractive for investment purposes.
Fair value modelled at €396,888 from the area baseline, adjusted for condition and location. Asking €465,000 sits €68,112 (14.6%) above — overpriced versus fair value.
Asking €465,000 versus the rua Tomás de Alcaide area baseline of €784,816 (€2,896/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 58 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Tomás de Alcaide
Area baseline €784,816 + condition -€59,281 + location +€25,821 = modelled fair value of €396,888 (€1,465/m²), a €68,112 (14.6%) gap versus the €465,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Tomás de Alcaide | Subject | €465,000 | €1,716 | — | 58 | 65 |
| Quinta do Conde · 49b7b2 | Active | €379,000 | €3,107 | 81.0% | 72 | 65 |
| Quinta do Conde · 82c736 | Active | €720,000 | €2,400 | 39.9% | 72 | 71 |
| Quinta do Conde · 02383a | Active | €730,000 | €2,704 | 57.6% | 75 | 72 |
| parque Verde | Active | €167,500 | €1,196 | 30.3% | 60 | 68 |
| Median comp | €549,500 | €2,552 | 48.7% | 72 | 70 |
Long-term rental Despite its proximity to Lisbon and a solid yield of 8%, the property is overpriced at €465,000 compared to a fair value of €396,888, leading to a notable gap of 14.6%. This overvaluation, combined with a moderate condition rating of 61/100, may hinder long-term rent demand in this primarily residential neighborhood. Family rental While the property is situated in a family-oriented neighborhood that benefits from city amenities, its current listing price is not justified by the fair value of €396,888, indicating it is overpriced. Given its gross yield of 8%, potential family renters may be deterred by the inflated asking price and the property's average condition. Buy-and-hold The buy-and-hold strategy is less appealing due to the discrepancy between the listing price of €465,000 and the fair value of €396,888, marking the property as overpriced by 14.6%. Although the location supports long-term potential, the property's evaluation suggests that prospective investors may face challenges in realizing appreciation over time at the current price point.
Tenant turnover risk The economic and tenant stability scores of 65/100 suggest a moderate risk of tenant turnover, potentially affecting rental income consistency due to changes in demand or tenant satisfaction.
