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, 3-bathroom house of 120 m², built in 2019, energy rating A. Located on rua Assis Pacheco, Fernão Ferro parish, Seixal municipality, Setúbal district. Noteworthy Features: The property boasts energy-efficient solar and photovoltaic panels, enabling substantial savings on utility bills while promoting a sustainable lifestyle in a tranquil residential setting.
The valuation. The asking price of €449,500 sits €35,088 (8.5%) above the fair value of €414,412, suggesting the property is priced at market expectations without significant room for negotiation.
Fair value modelled at €414,412 from 6 comparable sales in the area. Asking €449,500 sits €35,088 (8.5%) above — overpriced versus fair value.
Asking €449,500 versus the rua Assis Pacheco area baseline of €356,256 (€2,969/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €356,256, adjusted for condition and micro-location, gives a modelled fair value of €414,412 (€3,453/m²), a €35,088 (8.5%) gap versus the €449,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Assis Pacheco | Subject | €449,500 | €3,746 | — | 80 | 65 |
| rua Bento Gonçalves | Active | €610,000 | €3,389 | 9.5% | 85 | 73 |
| Fernão Ferro · 38a7e7 | Active | €539,000 | €3,642 | 2.8% | 82 | 61 |
| rua Bento Gonçalves | Active | €610,000 | €3,389 | 9.5% | 78 | 66 |
| Fernão Ferro · 957093 | Active | €585,000 | €4,034 | 7.7% | 80 | 57 |
| Median comp | €597,500 | €3,516 | 6.1% | 81 | 64 |
Long-term rental The property offers a gross yield of 4.9%, which can provide stable returns for long-term investors. With a fair value gap of 8.5%, this investment aligns well with market expectations in the Greater Lisbon area. Family rental The suburban location of Fernão Ferro is ideal for family rentals, yielding consistent demand due to its proximity to Lisbon. With a condition score of 84/100, this property is well-suited to attract families looking for quality living space. Buy-and-hold This property is situated in a growing suburban market with an adequate neighbourhood quality rating of 65/100, making it a reasonable long-term hold. Despite the fair valuation status, it presents opportunities for capital appreciation as the area develops further.
Tenant turnover risk High tenant turnover is a concern due to the relatively low tenant stability score of 60/100, which could lead to increased vacancy rates and loss of 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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