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 80 m², built in 1987, energy rating E. Located on rua Cidade de Porto de Amélia, Corroios parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment features extensive custom cabinetry in the living areas, enhancing storage solutions and optimizing functionality in the generous space.
The valuation. The asking price of €240,000 is significantly above the fair value of €136,817, resulting in an overvaluation of €103,183 (43.0%). This misalignment suggests that the property is not an appealing investment opportunity.
Fair value modelled at €136,817 from the area baseline, adjusted for condition and location. Asking €240,000 sits €103,183 (43.0%) above — overpriced versus fair value.
Asking €240,000 versus the rua Cidade de Porto de Amélia area baseline of €243,040 (€3,038/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 68 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Porto de Amélia
Area baseline €243,040 + condition -€7,500 + location +€17,277 = modelled fair value of €136,817 (€1,710/m²), a €103,183 (43.0%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Porto de Amélia | Subject | €240,000 | €3,000 | — | 68 | 84 |
| Corroios · 0dcc7f | Active | €260,000 | €3,171 | 5.7% | 68 | 78 |
| rua Alves Redol, 9 | Active | €244,900 | €3,265 | 8.8% | 70 | 74 |
| Amora · 93747a | Active | €240,000 | €3,429 | 14.3% | 70 | 77 |
| rua de Brasília | Active | €220,000 | €3,014 | 0.5% | 80 | 69 |
| Median comp | €242,450 | €3,218 | 7.3% | 70 | 76 |
Long-term rental This property has a gross yield of 3.7%, which does not justify the current listing price of €240,000, indicating that it is overpriced relative to the fair value of €136,817. With a decent neighborhood score of 84/100, tenant demand may not sufficiently cover the significant gap to fair value. Family rental Although the neighborhood is well-rated and suitable for families, the property is overpriced at €240,000, with a fair value of just €136,817. Families may opt for other options that provide better value, considering the significant 43% gap from fair value. Value-add renovation Even with a condition rating of 69/100, indicating potential for improvement, the current price of €240,000 remains far too high compared to its fair value of €136,817. Renovation efforts may enhance the property, but the initial investment is hindered by the significant overpricing. Not ideal for short-term rental Given the property's high listing price of €240,000 against a fair value of €136,817, it is clearly too expensive for the short-term rental market. The expected yield of 3.7% does not support the investment risk associated with short-term strategies. Not ideal for student housing The offering price of €240,000 is well above the fair value of €136,817, making it a less attractive option for student housing investments. The yield of 3.7% does not align with the rental returns typically sought in this market segment. Not ideal for luxury market Priced at €240,000, this property does not meet the standards of the luxury market, especially with a fair value of only €136,817. The high price tag suggests it is overpriced for its intended market, limiting its appeal.
Potential for Tenant Turnover The tenant stability score of 80/100 indicates a moderate risk of turnover, which may affect cash flow during vacancy periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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