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 75 m² on the 4th floor, built in 2004, energy rating C. Located Corroios parish, Seixal municipality, Setúbal district. Highlights: This apartment features a closed balcony that runs the entire length, offering versatile space for both relaxation and storage, along with a garage offering direct road access. Location: A quiet residential area with quick access to highways and close proximity to essential services and the Fertagus station.
The valuation. The asking price of €320,000 is significantly above the fair value of €244,625, representing an overvaluation of €75,375 (30.8%). This suggests that potential buyers may encounter challenges in achieving an acceptable return on investment.
Fair value modelled at €244,625 from 6 comparable sales in the area. Asking €320,000 sits €75,375 (30.8%) above — overpriced versus fair value.
Asking €320,000 versus the Corroios, Seixal, Setúbal area baseline of €218,406 (€2,912/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €218,406, adjusted for condition and micro-location, gives a modelled fair value of €244,625 (€3,262/m²), a €75,375 (30.8%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · 190720 | Subject | €320,000 | €4,267 | — | 70 | 70 |
| Amora · 622b1e | Active | €220,000 | €3,333 | 21.9% | 72 | 74 |
| rua 25 de Abril | Active | €279,000 | €4,103 | 3.8% | 70 | 75 |
| rua 25 de Abril | Active | €319,000 | €3,190 | 25.2% | 80 | 76 |
| rua 25 de Abril | Active | €319,000 | €3,038 | 28.8% | 75 | 76 |
| Median comp | €299,000 | €3,262 | 23.6% | 74 | 76 |
Long-term rental The property in Corroios is overpriced by 30.8% compared to its fair value of €244,625, limiting the potential for positive cash flow as a long-term rental investment. With a gross yield of only 3.4%, the return does not justify the high acquisition cost in this suburban part of Greater Lisbon. Family rental At a listing price of €320,000, this apartment presents financial challenges for family rentals, as it exceeds its fair value by 30.8%. The modest gross yield of 3.4% further indicates that it may not deliver adequate value for families seeking housing, making it less attractive in the current market. Buy-and-hold With the property valued significantly above its fair market value, investing in a buy-and-hold strategy may not yield the desired long-term capital appreciation. The 3.4% gross yield reflects a lack of robust rental income relative to the purchase price, suggesting that holding this property could lead to suboptimal returns over time.
Tenant turnover risk High tenant turnover is possible due to the economic and tenant stability scores of 70/100, which may indicate instability in retaining long-term 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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