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.
4-bedroom, 3-bathroom house of 225 m², built in 2024, energy rating A+. Located Corroios parish, Seixal municipality, Setúbal district. Notable Features: The property boasts a heated pool with Bali stone-inspired finishes and a privacy-enhanced garden that is beautifully landscaped with tropical vegetation.
The valuation. The asking price of €820,000 is significantly above the fair value of €421,155, indicating a staggering overpricing of €398,845 (48.6%). This property does not represent a sound investment at its current asking price.
Fair value modelled at €421,155 from the area baseline, adjusted for condition and location. Asking €820,000 sits €398,845 (48.6%) above — overpriced versus fair value.
Asking €820,000 versus the Corroios, Seixal, Setúbal area baseline of €683,550 (€3,038/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 85 · Materials 88 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Corroios, Seixal, Setúbal
Area baseline €683,550 + condition +€28,125 + location +€35,730 = modelled fair value of €421,155 (€1,872/m²), a €398,845 (48.6%) gap versus the €820,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · ba3eef | Subject | €820,000 | €3,644 | — | 85 | 75 |
| rua Vale de Cavala, 25 | Active | €895,000 | €4,475 | 22.8% | 75 | 67 |
| rua Paraiso | Active | €1,100,000 | €5,528 | 51.7% | 85 | 65 |
| avenida Pedro Álvares Cabral | Active | €1,370,000 | €5,957 | 63.4% | 90 | 68 |
| rua das Malvas | Active | €1,150,000 | €2,805 | 23.0% | 88 | 69 |
| Median comp | €1,125,000 | €5,002 | 37.2% | 87 | 68 |
Long-term rental The current asking price of €820,000 is significantly higher than the fair value of €421,155, representing a 48.6% gap that indicates the property is overpriced. While yielding a gross return of 5.5% may seem appealing, the high purchase price limits potential profitability and overall investment suitability. Family rental Given the substantial gap between the listing price and fair value, this property cannot be considered a smart investment for family rental purposes. The competitive rental market in Corroios may struggle to justify the high price tag, making it difficult to attract tenants at a desirable rental rate. Buy-and-hold Investing in this property as a buy-and-hold strategy seems inadvisable due to its overpriced status, with a fair value nearly half of the current listing. Holding onto an asset that is significantly overvalued could lead to poor return on investment and potential financial strain in the long run.
Mid-Level Economic Risk With economic stability and tenant stability both at 75/100, there is a moderate risk of fluctuations in rental income due to potential local economic downturns affecting tenants' ability to pay rent.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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