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, 2-bathroom apartment of 143 m², built in 2005, energy rating B. Located Corroios parish, Seixal municipality, Setúbal district. This apartment features panoramic garden views from the balcony and shared top floor access to a leisure area with a barbecue, enhancing communal living.
The valuation. The asking price of €459,000 is significantly above its fair value of €253,382, reflecting an overvaluation of €205,618 (44.8%). This discrepancy suggests that the property is overpriced in its current market condition.
Fair value modelled at €253,382 from the area baseline, adjusted for condition and location. Asking €459,000 sits €205,618 (44.8%) above — overpriced versus fair value.
Asking €459,000 versus the Corroios, Seixal, Setúbal area baseline of €227,084 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 73 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Corroios, Seixal, Setúbal
Area baseline €227,084 + condition +€2,681 + location +€23,617 = modelled fair value of €253,382 (€1,772/m²), a €205,618 (44.8%) gap versus the €459,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · 49b846 | Subject | €459,000 | €3,210 | — | 73 | 76 |
| rua do Antigo | Active | €496,000 | €2,681 | 16.5% | 76 | 73 |
| Laranjeiro e Feijó · 90d8b6 | Active | €800,000 | €11,765 | 266.5% | 80 | 74 |
| avenida Luís de Camões, 41 | Active | €199,000 | €4,422 | 37.8% | 75 | 69 |
| Almada, Cova da Piedade, Pragal e Cacilhas · 65a6f1 | Active | €465,000 | €4,471 | 39.3% | 75 | 82 |
| Median comp | €480,500 | €4,447 | 38.5% | 76 | 74 |
Long-term rental The property offers a low gross yield of 2.4%, indicating that it may not generate sufficient rental income to justify the investment price. Additionally, given the significant gap of 44.8% from the fair value, the long-term rental strategy is less appealing due to the overpricing. Family rental While the apartment's size and condition could accommodate a family, the high entry price of €459,000 may deter potential tenants seeking more affordable options. With the fair value set at €253,382, this property is overpriced, making it a risky choice for a family rental investment. Buy-and-hold Investing in this apartment with the intention to hold long-term appears challenging due to its marked overvaluation compared to fair market value. The 44.8% gap underscores the risk involved in a buy-and-hold strategy for this overpriced property, as it may not appreciate sufficiently to yield a profitable return in the future.
Tenant turnover risk With a tenant stability score of 70/100, there is a heightened probability of turnover, potentially leading to increased costs and vacancy periods.
