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 256 m², built in 2010, energy rating C. Located on rua Cidade de Coimbra, Fernão Ferro parish, Seixal municipality, Setúbal district. Noteworthy Features: The property includes a versatile fully utilized attic suitable for various uses and an independent annex with a bathroom, enhancing its functionality and living options.
The valuation. The asking price of €598,000 is significantly above the fair value of €441,372, representing an overpricing of €156,628 (26.2%). This discrepancy suggests the property may not attract serious offers without a price adjustment.
Fair value modelled at €441,372 from the area baseline, adjusted for condition and location. Asking €598,000 sits €156,628 (26.2%) above — overpriced versus fair value.
Asking €598,000 versus the rua Cidade de Coimbra area baseline of €755,200 (€2,950/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 73 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Coimbra
Area baseline €755,200 + condition +€7,200 + location +€27,644 = modelled fair value of €441,372 (€1,724/m²), a €156,628 (26.2%) gap versus the €598,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Coimbra | Subject | €598,000 | €2,336 | — | 73 | 67 |
| rua Elias Garcia | Active | €790,000 | €5,486 | 134.9% | 76 | 62 |
| Fernão Ferro · 937603 | Active | €595,000 | €2,429 | 4.0% | 80 | 66 |
| rua Bento Gonçalves, 599E | Active | €435,000 | €2,326 | 0.4% | 70 | 65 |
| rua da Juventude | Active | €525,000 | €2,793 | 19.5% | 75 | 72 |
| Median comp | €560,000 | €2,611 | 11.8% | 76 | 66 |
Long-term rental The property is currently overpriced with a fair value gap of 26.2%, making it less appealing for long-term rental investment. Additionally, the gross yield of 4.6% reflects a risk of reduced return relative to market standards. Family rental Considering its condition rating of 77/100 and the neighborhood score of 67/100, the property does not present a strong case for family rental opportunities, especially with its current price point. The suburban setting may appeal to families, but the high asking price detracts from overall attractiveness. Buy-and-hold With a fair value at €441,372 versus a listing price of €598,000, the property is better suited for short-term speculation rather than a long-term buy-and-hold strategy. Investors should be cautious of its overpriced nature, as this could hinder future appreciation and overall investment viability.
Economic Vulnerability The property’s economic stability score of 75 indicates a relatively strong market, but with a tenant stability score of only 60, there is a significant risk of unexpected vacancies or turnover that could affect cash flow.
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