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, 1-bathroom apartment of 110 m², built in 1983, energy rating C. Located on praceta Gomes Leal, 1, Corroios parish, Seixal municipality, Setúbal district. This apartment features generous natural light from excellent solar exposure, and high-quality finishes in the recently renovated kitchen and bathroom, enhancing its modern appeal.
The valuation. The asking price of €340,000 is significantly above the fair value of €185,112, by €154,888 or 45.6%. This property is clearly overpriced in the current market conditions.
Fair value modelled at €185,112 from the area baseline, adjusted for condition and location. Asking €340,000 sits €154,888 (45.6%) above — overpriced versus fair value.
Asking €340,000 versus the praceta Gomes Leal, 1 area baseline of €331,980 (€3,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Gomes Leal, 1
Area baseline €331,980 + condition -€7,734 + location +€18,167 = modelled fair value of €185,112 (€1,683/m²), a €154,888 (45.6%) gap versus the €340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Gomes Leal, 1 | Subject | €340,000 | €3,091 | — | 68 | 76 |
| rua Cidade de Sá da Bandeira | Active | €290,000 | €3,258 | 5.4% | 70 | 81 |
| parque da Paz | Active | €295,000 | €4,609 | 49.1% | 70 | 75 |
| Laranjeiro e Feijó · 25f695 | Active | €295,000 | €4,609 | 49.1% | 70 | 73 |
| rua Santiago Kastner, 11 | Active | €310,000 | €3,010 | 2.6% | 70 | 74 |
| Median comp | €295,000 | €3,934 | 27.3% | 70 | 75 |
Long-term rental The current listing price of €340,000 represents a 45.6% gap above the fair value of €185,112, indicating the property is overpriced. With a gross yield of only 4%, the investment potential for long-term rental income does not justify this elevated entry price. Family rental Given the property's condition rating of 71/100 and a neighbourhood quality of 76/100, it is not an ideal investment for family rentals at the current asking price. The significant gap of 45.6% compared to fair value further suggests that prospective tenants may find more competitive options in the area. Buy-and-hold Investing in this property as a buy-and-hold strategy is less appealing due to the 45.6% premium over fair value, indicating it is overpriced. The modest gross yield of 4% does not provide sufficient incentive to hold onto the property for long-term appreciation in this suburban Lisbon market.
Tenant Turnover Risk The combination of a tenant stability score of 75 out of 100 may lead to increased vacancy and turnover costs, impacting cash flow.
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