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, 5-bathroom house of 336 m², built in 2006, energy rating A+. Located on rua Cabo Espichel, 17, Corroios parish, Seixal municipality, Setúbal district. Noteworthy Features: This villa includes a charming winter garden with fully opening glass curtains, creating seamless indoor-outdoor living while maximizing natural light throughout the year.
The valuation. The asking price of €1,575,000 significantly exceeds its fair value of €613,460, representing an overvaluation of €961,540 (61.1%). This property is not a financially sound investment based on its price.
Fair value modelled at €613,460 from the area baseline, adjusted for condition and location. Asking €1,575,000 sits €961,540 (61.1%) above — overpriced versus fair value.
Asking €1,575,000 versus the rua Cabo Espichel, 17 area baseline of €533,568 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Cabo Espichel, 17
Area baseline €533,568 + condition +€41,475 + location +€38,417 = modelled fair value of €613,460 (€1,826/m²), a €961,540 (61.1%) gap versus the €1,575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cabo Espichel, 17 | Subject | €1,575,000 | €4,688 | — | 80 | 68 |
| rua Cabo Espichel | Active | €1,575,000 | €4,688 | 0% | 78 | 66 |
| rua dos Gladiolos | Active | €2,850,000 | €8,143 | 73.7% | 90 | 63 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 3.3% | 85 | 73 |
| avenida Pedro Álvares Cabral | Active | €1,370,000 | €5,957 | 27.1% | 90 | 68 |
| Median comp | €1,472,500 | €5,323 | 13.5% | 88 | 67 |
Long-term rental Despite the proximity to Lisbon, the property's current asking price of €1,575,000 is significantly above its fair value of €613,460, indicating it is overpriced by 61.1%. This discrepancy makes it less appealing for long-term rental investments, especially given the gross yield of 4.2% which may not justify the high cost. Family rental The family rental strategy is limited by the high listing price of €1,575,000, which is 61.1% overvalued compared to the fair value of €613,460. Families seeking rental options will likely be deterred by the price in relation to the local neighborhood's amenities and crime scores. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenging, given that it is listed at €1,575,000, significantly surpassing the fair value of €613,460 and reflecting an overpricing of 61.1%. This high price point may hinder long-term appreciation potential, particularly considering the neighborhood's lower scores in amenities and tenant quality.
Tenant turnover risk With both economic and tenant stability scores at 70/100, there is a heightened risk of tenant turnover affecting ongoing cash flow and property value.
