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.
5-bedroom, 3-bathroom house of 243 m², energy rating B. Located Corroios parish, Seixal municipality, Setúbal district. This property features a spacious attic that can serve multiple purposes, enhancing its versatility as a home office, cinema, or recreational area.
The valuation. The asking price of €1,795,000 significantly exceeds the fair value of €1,488,639, resulting in an overpricing of €306,361 (20.6%). This discrepancy raises concerns regarding the property's market competitiveness.
Fair value modelled at €1,488,639 from 6 comparable sales in the area. Asking €1,795,000 sits €306,361 (20.6%) above — overpriced versus fair value.
Asking €1,795,000 versus the Corroios, Seixal, Setúbal area baseline of €1,319,026 (€5,428/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €1,319,026, adjusted for condition and micro-location, gives a modelled fair value of €1,488,639 (€6,126/m²), a €306,361 (20.6%) gap versus the €1,795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · 83124b | Subject | €1,795,000 | €7,387 | — | 84 | 70 |
| Charneca de Caparica e Sobreda · b32834 | Active | €1,390,000 | €7,433 | 0.6% | 90 | 53 |
| Charneca de Caparica e Sobreda · b32abc | Active | €1,390,000 | €6,261 | 15.2% | 91 | 66 |
| rua das Malvas | Active | €1,150,000 | €2,805 | 62.0% | 88 | 69 |
| Charneca de Caparica e Sobreda · 1907dc | Active | €1,595,000 | €12,364 | 67.4% | 78 | 69 |
| Median comp | €1,390,000 | €6,847 | 7.3% | 89 | 68 |
Long-term rental This property, with a yield of just 2.4%, indicates that it is not a strong candidate for long-term rental investment, especially given the 20.6% gap compared to its fair value. Additionally, the neighborhood score of 70/100 suggests that while there are some appealing aspects, it lacks the overall robustness desired for steady rental income. Family rental Renting this 5-bed house to families may also present challenges, as the property is overpriced at €1,795,000, representing a fair value gap that could deter potential long-term tenants. The condition rating of 86/100 is appealing, but the high asking price diminishes its attractiveness in a competitive family rental market. Buy-and-hold Adopting a buy-and-hold strategy is not advisable given the current price of €1,795,000, which far exceeds the fair value of €1,488,639, indicating a significant risk of underperformance. While the proximity to Lisbon may support long-term appreciation, the excessive pricing outweighs the potential benefits of a buy-and-hold approach. Not ideal for This property is not suitable for the luxury market due to its pricing being above the fair value, which could limit demand from affluent buyers seeking value. Furthermore, the house's characteristics do not align well with short-term rental formats or student housing, as the overall investment proposition remains compromised by its current asking price.
Tenant turnover risk With a tenant stability score of 65/100, there is a moderate risk of increased turnover, which could lead to higher vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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