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 112 m², energy rating C. Located on praceta Augusto Gil, Corroios parish, Seixal municipality, Setúbal district. This apartment includes a sunroom that enhances lounge space and views, fostering a serene atmosphere in the bustling area of Corroios.
The valuation. The asking price of €298,000 is significantly above the fair value of €162,087, representing an excess of €135,913 (45.6%). This property is therefore considered overpriced. Buy-to-flip angle. A buy-to-flip strategy may be challenging given the current valuation, but with some improvements, the property could be resold at a higher price in a favorable market. Buy-to-let angle. The potential rental income, estimated at €1,167/month, translates to a gross yield of 4.7%, making it a viable option for long-term rental despite the initial cost.
Fair value modelled at €162,087 from the area baseline, adjusted for condition and location. Asking €298,000 sits €135,913 (45.6%) above — overpriced versus fair value.
Asking €298,000 versus the praceta Augusto Gil area baseline of €338,016 (€3,018/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 58 · Materials 52 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 79/100 (Housing Market 85 · Amenities 80 · Economic 90 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Augusto Gil
Area baseline €338,016 + condition -€36,400 + location +€20,631 = modelled fair value of €162,087 (€1,447/m²), a €135,913 (45.6%) gap versus the €298,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Augusto Gil | Subject | €298,000 | €2,661 | — | 58 | 79 |
| rua Doutor Afonso Costa | Active | €280,000 | €2,947 | 10.8% | 58 | 72 |
| Corroios · ba3dbf | Active | €269,000 | €2,956 | 11.1% | 60 | 75 |
| parque da Paz | Active | €379,900 | €4,633 | 74.1% | — | 62 |
| Corroios · 99f3db | Active | €265,000 | €3,118 | 17.2% | 40 | 73 |
| Median comp | €274,500 | €3,037 | 14.1% | 58 | 73 |
Long-term rental The current listing price of €298,000 is significantly above the fair value of €162,087, suggesting that this investment may not yield the expected returns. With a gross yield of only 4.7% and local economic stability enhanced by proximity to Lisbon, the property still does not justify its high price. Buy-and-hold Holding this property long-term appears less attractive given the 45.6% gap above fair value, as it is unlikely to appreciate sufficiently to cover the premium paid. While the neighbourhood score of 79/100 indicates a desirable location, the overpriced nature of the asset undermines potential for reliable capital growth. Luxury market Positioning this property in the luxury market is inappropriate as its current price reflects an overvaluation relative to its fair market value of €162,087. Even with a fair neighbourhood score, the return on investment does not align with luxury segment expectations due to the evident pricing discrepancy.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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