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 105 m² on the 8th floor, built in 2024, energy rating A. Located Corroios parish, Seixal municipality, Setúbal district. The property features dual balconies with unobstructed views of the Tagus River, enhancing both the living space and outdoor enjoyment.
The valuation. The asking price of €390,000 sits €39,430 (11.2%) above the fair value of €350,570, indicating the property is overpriced in its current market context. Buyers should exercise caution and seek negotiation opportunities.
Fair value modelled at €350,570 from 6 comparable sales in the area. Asking €390,000 sits €39,430 (11.2%) above — overpriced versus fair value.
Asking €390,000 versus the Corroios, Seixal, Setúbal area baseline of €278,206 (€2,650/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €278,206, adjusted for condition and micro-location, gives a modelled fair value of €350,570 (€3,339/m²), a €39,430 (11.2%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · 62263e | Subject | €390,000 | €3,714 | — | 80 | 69 |
| Charneca de Caparica e Sobreda · 3df608 | Active | €395,000 | €5,267 | 41.8% | 78 | 67 |
| rua Ermelinda Belo | Active | €430,000 | €3,468 | 6.6% | 75 | 73 |
| Corroios · 49b846 | Active | €459,000 | €3,210 | 13.6% | 73 | 76 |
| rua do Antigo | Active | €496,000 | €2,681 | 27.8% | 76 | 73 |
| Median comp | €444,500 | €3,339 | 10.1% | 76 | 73 |
Long-term rental This property is not ideal for long-term rental due to its pricing, which is 11.2% above fair value at €390,000. Additionally, with a gross yield of only 3.2% and a neighborhood score of 69/100, the long-term rental investment is unlikely to deliver satisfactory returns. Family rental Though it may appeal to families, this 2-bed apartment's price of €390,000 exceeds the fair value of €350,570, resulting in an overpriced scenario that limits profit potential. Furthermore, the neighborhood's overall score of 69/100 suggests that family amenities may not sufficiently compensate for the higher investment cost. Buy-and-hold Investment through a buy-and-hold strategy is discouraged as this property is priced 11.2% above its fair value, which diminishes its long-term appreciation potential. Moreover, the 3.2% gross yield indicates limited cash flow, especially in a neighborhood that ranks only 69/100 for tenant quality and amenities.
Economic Vulnerability The economic stability score of 65/100 suggests potential fluctuations in market conditions that may impact property value and 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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