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, 4-bathroom house of 182 m², built in 1986, energy rating A. Located Corroios parish, Seixal municipality, Setúbal district. This property boasts a unique independent en-suite bedroom, ideal for guests or family, along with a spacious outdoor area featuring a barbecue and wood oven for entertaining.
The valuation. The asking price of €2,480,000 sits significantly above its fair value of €853,125, representing an overpricing of €1,626,875, or 190.7%. This valuation indicates that the property is not a financial opportunity. Buy-to-flip angle. Given the excessive pricing and market conditions, a buy-to-flip strategy would likely prove difficult, as the resale potential does not justify the investment. This property is not advantageous for quick turnover. Buy-to-let angle. The rental income strategy yields approximately €4,133 per month, translating to a gross yield of 2%. While proximity to Lisbon supports demand, the financial return appears minimal with the current valuation.
Fair value modelled at €853,125 from 6 comparable sales in the area. Asking €2,480,000 sits €1,626,875 (190.7%) above — overpriced versus fair value.
Asking €2,480,000 versus the Corroios, Seixal, Setúbal area baseline of €766,633 (€4,212/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €766,633, adjusted for condition and micro-location, gives a modelled fair value of €853,125 (€4,688/m²), a €1,626,875 (190.7%) gap versus the €2,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · 6a92df | Subject | €2,480,000 | €13,626 | — | 78 | 68 |
| avenida Pedro Álvares Cabral | Active | €1,370,000 | €5,957 | 56.3% | 90 | 68 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 66.7% | 85 | 73 |
| Charneca de Caparica e Sobreda · 6c7b8f | Active | €2,590,000 | €6,574 | 51.8% | 85 | 63 |
| rua das Malvas | Active | €1,150,000 | €2,805 | 79.4% | 88 | 69 |
| Median comp | €1,283,500 | €5,246 | 61.5% | 87 | 69 |
Long-term rental The property in Corroios is overpriced by 190.7% compared to its fair value of €853,125, resulting in a gross yield of only 2%. This yield is inadequate given the current housing market dynamics and tenant quality in the area. Family rental At a listing price of €2,480,000, this property fails to align with the fair value benchmark, indicating it is overpriced at 190.7%. Families seeking rental options are likely to overlook this property for more competitively priced alternatives. Buy-and-hold With a significant gap of 190.7% against fair value, the long-term investment potential of this property in Corroios is hindered by its high price of €2,480,000. Investors pursuing a buy-and-hold strategy should be cautious, as the projected 2% yield does not justify the inflated acquisition cost.
Tenant turnover risk With a tenant stability score of 65/100, there is a moderate risk of increased tenant turnover which may result in potential vacancies and decreased rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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