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, 2-bathroom apartment of 122 m², built in 1986, energy rating D. Located Corroios parish, Seixal municipality, Setúbal district. Unique feature: The apartment includes a versatile private area on the upper floor, currently used as an office or gym, along with a supporting bathroom and ample natural light. Noteworthy location: Situated directly across from the Tennis Club with panoramic bay views and excellent sun exposure.
The valuation. The asking price of €394,500 is substantially above the fair value of €206,119, representing an overpricing of €188,381 (47.8%). The property is undoubtedly overpriced in its current market context.
Fair value modelled at €206,119 from the area baseline, adjusted for condition and location. Asking €394,500 sits €188,381 (47.8%) above — overpriced versus fair value.
Asking €394,500 versus the Corroios, Seixal, Setúbal area baseline of €368,196 (€3,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Corroios, Seixal, Setúbal
Area baseline €368,196 + condition -€10,866 + location +€23,248 = modelled fair value of €206,119 (€1,689/m²), a €188,381 (47.8%) gap versus the €394,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · 1e63de | Subject | €394,500 | €3,234 | — | 70 | 80 |
| Corroios · 001988 | Active | €279,000 | €2,876 | 11.1% | 70 | 74 |
| rua 1º de Maio, 83 | Active | €295,000 | €2,892 | 10.6% | 62 | 78 |
| Corroios · 25f8cb | Active | €335,000 | €3,526 | 9.1% | 72 | 78 |
| alameda Santa Marta do Pinhal | Active | €395,000 | €3,435 | 6.2% | — | 68 |
| Median comp | €315,000 | €3,164 | 2.2% | 70 | 76 |
Long-term rental The property in Corroios is currently overpriced at €394,500, significantly above its fair value of €206,119, suggesting a high gap of 47.8%. While the location benefits from proximity to Lisbon and low crime rates, the gross yield of 3.6% may not justify the elevated price. Family rental With a family-friendly neighborhood rating of 80/100, the property is well-positioned for family rentals; however, its price at €394,500 is substantially higher than the fair market value of €206,119. The combination of moderate yield at 3.6% and the property’s condition rating of 69/100 indicates that it may not attract families willing to pay a premium for this unit. Buy-and-hold Although the property in Corroios offers favorable neighborhood qualities and urban amenities, its valuation at €394,500 compared to a fair value of €206,119 suggests it is overpriced with a significant gap of 47.8%. Investing in such a property may yield long-term appreciation, but the current gross yield of 3.6% does not warrant the financial risk associated with overpaying. Short-term vacation rental Given the property’s price tag of €394,500 and its fair value of €206,119, it is clear that the apartment is overpriced, making it a less attractive option for short-term vacation rentals. Additionally, the suburban location and moderate yield of 3.6% do not align well with the demands of the short-term rental market, which typically seeks higher return potential.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of tenant turnover, potentially affecting rental income consistency.
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