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, 1-bathroom apartment of 103 m², built in 2001, energy rating C. Located on rua Santiago Kastner, 11, Corroios parish, Seixal municipality, Setúbal district. This apartment includes a convenient pantry for extra storage and boasts direct bus access to Lisbon, enhancing its appeal for commuters.
The valuation. The asking price of €310,000 is significantly above the fair value of €172,990, creating a disparity of €137,010 (44.2%). Therefore, the property is overpriced and may deter potential buyers looking for a justified investment.
Fair value modelled at €172,990 from the area baseline, adjusted for condition and location. Asking €310,000 sits €137,010 (44.2%) above — overpriced versus fair value.
Asking €310,000 versus the rua Santiago Kastner, 11 area baseline of €163,564 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 70 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Santiago Kastner, 11
Area baseline €163,564 + condition -€6,277 + location +€15,702 = modelled fair value of €172,990 (€1,680/m²), a €137,010 (44.2%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santiago Kastner, 11 | Subject | €310,000 | €3,010 | — | 70 | 74 |
| Corroios · 25f603 | Active | €299,000 | €3,518 | 16.9% | 74 | 69 |
| Amora · f35dba | Active | €265,000 | €2,978 | 1.1% | 74 | 69 |
| Amora · 41ffef | Active | €270,000 | €3,750 | 24.6% | 70 | 72 |
| rua de Cacine | Active | €304,500 | €4,614 | 53.3% | 80 | 75 |
| Median comp | €284,500 | €3,634 | 20.7% | 74 | 71 |
Long-term rental The current listing price of €310,000 significantly exceeds the fair value of €172,990, indicating that the property is overpriced by 44.2%. With a gross yield of only 3.8%, this long-term rental opportunity does not present a compelling financial justification against its asking price. Buy-and-hold Given the property’s valuation gap, holding this investment long-term may not yield satisfactory returns, as it is overpriced relative to its fair value. The combination of a moderate condition score of 71 and a yield of 3.8% further weakens the investment case in this strategy. Family rental While the neighborhood has a decent rating of 74, suggesting some potential for family renters, the property's asking price remains excessively high compared to the fair value. Consequently, this family rental strategy may not provide the anticipated financial stability or appreciation due to the current market overpricing.
Economic and Tenant Instability Risk: With both the economic stability and tenant stability scores at 70/100, there is a notable risk of potential fluctuations in rental income and tenant turnover, which could impact the overall profitability of the property.
