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, 1-bathroom apartment of 89 m² on the 7th floor, energy rating D. Located on avenida 25 de Abril, 89, Corroios parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment offers stunning, unobstructed views of the Urban Park and Tagus estuary from its balconies, enhancing both its aesthetic appeal and natural light. Location Benefits: Just 300 meters from Corroios train station and 50 meters from Metro Sul do Tejo, it provides outstanding access to Lisbon and the south bank.
The valuation. The asking price of €289,000 is just €9,189 (3.3%) above the fair value of €279,811, indicating the property is fairly valued at this price point. Buyers can expect a stable investment without significant overpricing concerns.
Fair value modelled at €279,811 from 6 comparable sales in the area. Asking €289,000 sits €9,189 (3.3%) above — overpriced versus fair value.
Asking €289,000 versus the avenida 25 de Abril, 89 area baseline of €269,758 (€3,031/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €269,758, adjusted for condition and micro-location, gives a modelled fair value of €279,811 (€3,144/m²), a €9,189 (3.3%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 25 de Abril, 89 | Subject | €289,000 | €3,247 | — | 64 | 75 |
| praceta Bartolomeu Constantino | Active | €245,000 | €2,988 | 8.0% | 59 | 76 |
| rua Afonso de Paiva, 1 | Active | €299,000 | €3,691 | 13.7% | 65 | 73 |
| rua Afonso de Paiva | Active | €298,000 | €3,010 | 7.3% | 65 | 74 |
| Amora · 43940d | Active | €310,000 | €3,010 | 7.3% | 58 | 70 |
| Median comp | €298,500 | €3,010 | 7.3% | 62 | 74 |
Long-term rental With a fair value of €279,811, the property presents a modest gap of 3.3% to the listing price of €289,000, indicating it is fairly priced. The 4.2% gross yield suggests that while returns are moderate, the stability of the Lisbon metro area assures demand for long-term tenants. Family rental The apartment's suitable size and location within the Corroios area, which boasts a neighbourhood rating of 75/100, position it well for family rentals. Given the local emphasis on safety and school quality, families are likely to find this property appealing over the long term. Buy-and-hold Investing in this property as a buy-and-hold strategy capitalizes on the stable housing market in Seixal, where properties are maintaining their values. The fair valuation reinforces that this asset can be held confidently for long-term appreciation without immediate concerns of overvaluation. Not ideal for short-term vacation rental The property’s characteristics do not align with the short-term vacation rental market's requirements, making it less suitable for this strategy. The suburban context and fair valuation indicate preference for stable residency over transient stays. Not ideal for student housing Given the suburban setting, this property is unlikely to attract a high demand from students, particularly in comparison to more urban alternatives in Lisbon. The fair value assessment suggests potential limitations in generating interest from this tenant demographic. Not ideal for luxury market The prevailing condition score of 62/100 implies that this apartment does not meet the expectations associated with luxury offerings. As such, its appeal to high-end buyers is limited, affirming its alignment with standard market segments rather than luxury.
Tenant turnover risk Despite a solid economic stability score of 90/100, the tenant stability score of 70/100 suggests a potential risk of higher tenant turnover, which could affect rental income consistency.
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