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 68 m² on the 4th floor, built in 1981, energy rating C. Located on rua 25 de Abril, Corroios parish, Seixal municipality, Setúbal district. Noteworthy Feature: This apartment includes two balconies that provide unobstructed views and excellent natural light, enhancing the sense of spaciousness and outdoor connection within the living areas.
The valuation. The asking price of €279,000 exceeds the fair value of €241,263 by €37,737 (15.6%), indicating that the property is overpriced. This discrepancy suggests a need for negotiation or reconsideration for potential investors.
Fair value modelled at €241,263 from 6 comparable sales in the area. Asking €279,000 sits €37,737 (15.6%) above — overpriced versus fair value.
Asking €279,000 versus the rua 25 de Abril area baseline of €226,127 (€3,325/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 is below the parish average, reducing 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 €226,127, adjusted for condition and micro-location, gives a modelled fair value of €241,263 (€3,548/m²), a €37,737 (15.6%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril | Subject | €279,000 | €4,103 | — | 70 | 75 |
| praceta Cidade do Montijo | Active | €350,000 | €4,375 | 6.6% | — | 76 |
| Amora · 6c7c13 | Active | €270,000 | €3,140 | 23.5% | 72 | 77 |
| rua Santiago Kastner, 11 | Active | €310,000 | €3,010 | 26.6% | 70 | 74 |
| Corroios · 25f603 | Active | €299,000 | €3,518 | 14.3% | 74 | 69 |
| Median comp | €304,500 | €3,329 | 18.9% | 72 | 75 |
Long-term rental The property, despite its residential location and moderate tourism influence, is overpriced by 15.6%, making it a less attractive investment for long-term rental strategies. The gross yield of 3.5% does not sufficiently compensate for the cost, especially given the fair value of €241,263. Buy-and-hold Given the current listing price of €279,000, the potential for price appreciation in the Corroios area does not align with the fair value analysis, indicating that this buy-and-hold strategy may not yield satisfactory returns. Investors should be cautious, as the property is overpriced and may face challenges in capital growth over time. Family rental The family rental strategy appears limited due to the property's current price point, which is 15.6% above its fair value of €241,263. While the neighborhood offers solid amenities, the investment remains unattractive because of the higher acquisition cost that diminishes overall profitability. Short-term vacation rental The property is not ideal for short-term vacation rental due to its overpriced listing and residential profile with limited tourism appeal. Despite having a decent condition rating of 69/100, the higher acquisition cost could significantly impact profitability in a competitive vacation rental market. Student housing As an investment for student housing, this property is not recommended due to its overpriced valuation and lack of proximity to major educational institutions. Furthermore, the limited tourism influence detracts from the attractiveness of converting the apartment into a student rental, given the current market dynamics.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover rates, which could lead to increased vacancy periods and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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