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 75 m², built in 1978, energy rating C. Located on avenida 25 de Abril, 58, Corroios parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment offers a unique closed balcony in the kitchen, perfect for creating a functional laundry area and additional dining space, enhancing everyday convenience.
The valuation. The asking price of €266,500 is significantly above fair value, which is estimated at €125,627. This represents an overpriced assessment, with a discrepancy of €140,873, or 52.9%. Buy-to-flip angle. A buy-to-flip strategy could be challenging due to the high initial investment, but minor cosmetic renovations could potentially enhance resale value in this suburban area. Buy-to-let angle. The estimated rental income of €800 per month yields approximately 3.6%, which is competitive for family rentals in a mixed neighbourhood experiencing urban expansion.
Fair value modelled at €125,627 from the area baseline, adjusted for condition and location. Asking €266,500 sits €140,873 (52.9%) above — overpriced versus fair value.
Asking €266,500 versus the avenida 25 de Abril, 58 area baseline of €227,850 (€3,038/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 72 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida 25 de Abril, 58
Area baseline €227,850 + condition -€5,859 + location +€12,386 = modelled fair value of €125,627 (€1,675/m²), a €140,873 (52.9%) gap versus the €266,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 25 de Abril, 58 | Subject | €266,500 | €3,553 | — | 68 | 76 |
| Amora · f35dba | Active | €265,000 | €2,978 | 16.2% | 74 | 69 |
| rua Cidade de Sá da Bandeira | Active | €290,000 | €3,258 | 8.3% | 70 | 81 |
| rua Santiago Kastner, 11 | Active | €310,000 | €3,010 | 15.3% | 70 | 74 |
| Amora · 93747a | Active | €240,000 | €3,429 | 3.5% | 70 | 77 |
| Median comp | €277,500 | €3,134 | 11.8% | 70 | 76 |
Long-term rental The 2-bed apartment in Corroios is overpriced by 52.9%, making it a less attractive option for long-term rental investments. With a gross yield of only 3.6%, potential returns may not justify the elevated purchase price in this suburban market. Family rental While the neighborhood has a solid score of 76/100, the apartment's high pricing at €266,500 limits its appeal for family rentals. Families may be hesitant to commit to such an expensive property given its current condition rating of 70/100. Buy-and-hold The significant gap between the listing price and fair value suggests that holding this property long-term could lead to capital loss rather than appreciation. Given its overpriced status, investing in this apartment undermines the typical buy-and-hold strategy that seeks value growth over time.
Tenant turnover risk With a tenant stability score of 65/100, there is a heightened risk of frequent tenant turnover, which could lead to increased vacancy rates and additional costs for property management.
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