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, 2-bathroom house of 180 m², energy rating D. Located Corroios parish, Seixal municipality, Setúbal district. The property includes a converted attic that adds significant versatility, perfect for a home office or playroom, and features a dedicated outdoor barbecue area for entertaining.
The valuation. The asking price of €535,000 is significantly above the fair value of €451,015, indicating an overvaluation of €83,985 (18.6%). This suggests that the property does not represent an investment at its current price.
Fair value modelled at €451,015 from 6 comparable sales in the area. Asking €535,000 sits €83,985 (18.6%) above — overpriced versus fair value.
Asking €535,000 versus the Corroios, Seixal, Setúbal area baseline of €359,674 (€1,998/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €359,674, adjusted for condition and micro-location, gives a modelled fair value of €451,015 (€2,506/m²), a €83,985 (18.6%) gap versus the €535,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Corroios · a80257 | Subject | €535,000 | €2,972 | — | 72 | 83 |
| rua São Jorge da Mina, 18 | Active | €450,000 | €2,368 | 20.3% | 72 | 73 |
| Charneca de Caparica e Sobreda · 468188 | Active | €505,000 | €2,360 | 20.6% | 76 | 69 |
| Charneca de Caparica e Sobreda · 28bca2 | Active | €449,000 | €2,721 | 8.4% | 62 | 79 |
| parque da Paz | Active | €479,900 | €3,934 | 32.3% | 75 | 75 |
| Median comp | €464,950 | €2,545 | 14.4% | 74 | 74 |
Long-term rental The current listing price of €535,000 exceeds the fair value of €451,015 by 18.6%, making it financially challenging for long-term rental viability at a gross yield of only 3%. Given the neighbourhood's decent score of 83/100, potential tenant quality may be undermined by the overpriced entry point. Buy-and-hold With the property priced significantly above fair value, the long-term capital appreciation potential is diminished despite the neighbourhood's positive amenities and economic indicators. The 3% gross yield further indicates that holding this property may not yield adequate returns relative to its current price. Luxury market Although the home boasts a good condition score of 76/100 and is located near Central Lisbon, its price of €535,000 suggests it cannot be justified within the luxury market segment. This disconnect from the actual value of €451,015 raises concerns over market demand and long-term investment appeal. Not ideal for short-term rental High entry costs, with the property priced at €535,000 compared to a fair value of €451,015, makes it less attractive for short-term rental strategies. The 3% gross yield may not sufficiently cover the higher operational costs associated with this market segment. Not ideal for student housing The significant price gap and the resulting low gross yield of 3% imply that the property is not an economic fit for student housing investment. Competitive pricing in the rental market tends to limit returns and tenant pool quality for higher-priced units.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of potential tenant turnover, which could impact cash flow and increase vacancy 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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