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, 3-bathroom house of 164 m², energy rating A. Located on rua Assis Pacheco, 2, Fernão Ferro parish, Seixal municipality, Setúbal district. This property benefits from a south-facing garden space suitable for a removable pool, ensuring optimal solar exposure throughout the day.
The valuation. The asking price of €434,900 is significantly above the fair value of €288,597, pricing it at €146,303 (33.6%) over the fair market value. This property is therefore considered overpriced.
Fair value modelled at €288,597 from the area baseline, adjusted for condition and location. Asking €434,900 sits €146,303 (33.6%) above — overpriced versus fair value.
Asking €434,900 versus the rua Assis Pacheco, 2 area baseline of €474,944 (€2,896/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 83 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 64/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Assis Pacheco, 2
Area baseline €474,944 + condition +€13,581 + location +€14,584 = modelled fair value of €288,597 (€1,760/m²), a €146,303 (33.6%) gap versus the €434,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Assis Pacheco, 2 | Subject | €434,900 | €2,652 | — | 78 | 64 |
| Fernão Ferro · 957093 | Active | €585,000 | €4,034 | 52.1% | 80 | 57 |
| rua Jacob Sarmento | Active | €655,000 | €3,227 | 21.7% | 85 | 70 |
| Fernão Ferro · 8933f5 | Active | €450,000 | €3,750 | 41.4% | 80 | 79 |
| Quinta do Conde · 956b90 | Active | €400,000 | €2,963 | 11.7% | 74 | 67 |
| Median comp | €517,500 | €3,489 | 31.6% | 80 | 69 |
Long-term rental The property is overpriced with a gap of 33.6% compared to its fair value, making it a less attractive option for long-term rental investments. With a gross yield of 4.8%, the return does not justify the current asking price in the existing market conditions. Family rental Although the property could cater to families due to its size and suburban location, it is overpriced and does not align with fair market expectations. The condition rating of 80/100 may attract family renters, but the high price diminishes its overall appeal. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its 33.6% overpricing compared to fair value. The robust suburban characteristics may provide some appreciation potential, but the initial financial commitment is excessively high relative to market conditions.
Economic vulnerability The property is exposed to economic instability with a score of 65/100, indicating potential fluctuations in market conditions that could affect rental income. Tenant churn risk With a tenant stability score of 60/100, there is a likelihood of increased turnover, which may result in higher vacancy rates and associated costs.
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