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, 1-bathroom apartment of 83 m² on the 1st floor, built in 1989, energy rating D. Located Corroios parish, Seixal municipality, Setúbal district. Noteworthy Features: The property benefits from a long-term lease, securing rental income until October 2026, and is located in the peaceful neighborhood of Alto dos Moinhos, ideal for families.
The valuation. The asking price of €195,000 exceeds the fair value of €110,028 by €84,972, representing a significant overpricing of 43.6%. This discrepancy suggests that savvy investors should approach the listing with caution.
Fair value modelled at €110,028 from the area baseline, adjusted for condition and location. Asking €195,000 sits €84,972 (43.6%) above — overpriced versus fair value.
Asking €195,000 versus the Corroios, Seixal, Setúbal area baseline of €252,154 (€3,038/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 45/100 (Condition 42 · Materials 48 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 82/100 (Housing Market 85 · Amenities 85 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
Corroios, Seixal, Setúbal
Area baseline €252,154 + condition -€38,647 + location +€16,871 = modelled fair value of €110,028 (€1,326/m²), a €84,972 (43.6%) gap versus the €195,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · 28b9af | Subject | €195,000 | €2,349 | — | 42 | 82 |
| Laranjeiro e Feijó · 99f1d3 | Active | €235,000 | €3,507 | 49.3% | 40 | 83 |
| rua Afonso de Paiva, 15 | Active | €265,000 | €3,786 | 61.1% | 35 | 74 |
| rua Bento de Jesus Caraça | Active | €269,000 | €3,241 | 37.9% | 42 | 77 |
| praceta Doutor Barbosa Du Bocage, 1 | Active | €270,000 | €4,286 | 82.4% | 57 | 75 |
| Median comp | €267,000 | €3,647 | 55.2% | 41 | 76 |
Long-term rental As the property is priced 43.6% above its fair value, potential long-term rental income may not offset the initial investment cost. The gross yield of 5.9% appears attractive; however, the high purchase price undermines the feasibility of this strategy. Buy-and-hold While the proximity to Lisbon could theoretically support a strategy of buying and holding, the current listing price of €195,000 suggests an overpriced asset that may hinder expected capital appreciation. Given the property’s condition score of 45/100, maintenance costs could further diminish long-term returns on investment. Family rental Despite being in a neighbourhood rated 82/100, the substantial gap between listing price and fair value positions this apartment as overpriced for families seeking rental options. The property might appeal to families given its size, but potential renters may be deterred by the elevated cost relative to similar offerings in the market.
Economic Fluctuation Risk The economic stability score of 80/100 suggests a potential risk of downturns that could impact tenant retention and rental income.
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