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 86 m², built in 2009, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a great solar exposure with east/west orientation, and the kitchen seamlessly integrates with the social area for enhanced functionality.
The valuation. The asking price of €325,000 sits significantly above the fair value of €157,979, reflecting an excessive pricing gap of €167,021 (51.4%). Verdict: overpriced. Buy-to-flip angle. A resale strategy may leverage minor cosmetic upgrades to enhance appeal, targeting a market sale that capitalizes on the suburban location near Lisbon, albeit challenges arise from the high initial investment. Buy-to-let angle. The projected rental income is approximately €812 per month, yielding a gross annual return of around 3%, making it suitable for long-term tenancy or family rental in a competitive market.
Fair value modelled at €157,979 from the area baseline, adjusted for condition and location. Asking €325,000 sits €167,021 (51.4%) above — overpriced versus fair value.
Asking €325,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €247,164 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 73 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal
Area baseline €247,164 + condition +€0 + location +€10,059 = modelled fair value of €157,979 (€1,837/m²), a €167,021 (51.4%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 937282 | Subject | €325,000 | €3,779 | — | 73 | 67 |
| rua de Baixo | Active | €340,000 | €3,063 | 18.9% | 72 | 80 |
| rua Ana de Castro Osório | Active | €263,000 | €3,131 | 17.2% | 72 | 76 |
| praceta Centro Columbófilo do Fogueteiro | Active | €260,000 | €3,421 | 9.5% | 70 | 75 |
| rua Movimento das Forças Armadas | Active | €270,000 | €3,034 | 19.7% | 75 | 75 |
| Median comp | €266,500 | €3,097 | 18.0% | 72 | 76 |
Long-term rental The 2-bed apartment in Seixal, priced at €325,000, is significantly overpriced compared to its fair value of €157,979, indicating a 51.4% premium that diminishes potential rental yield. With a gross yield of only 3%, the property lacks the financial incentive for long-term rental, making it a non-viable investment choice. Family rental Despite being situated in a suburban area of Greater Lisbon, the apartment’s asking price far exceeds its fair value, reflecting a gap that undermines its appeal for family rentals. The combination of a lower-than-desirable rental yield and its high price point suggests that this property does not meet the necessary criteria for family tenants seeking affordability. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable given its significant overpricing at €325,000 relative to a fair value of €157,979. The low yield of 3% and the high entry cost may result in slow appreciation and decreased overall returns, limiting its attractiveness for long-term investment purposes.
Tenant turnover risk: With a tenant stability score of 65/100, the property may experience higher tenant turnover, leading to potential vacancy risks and increased costs associated with finding new tenants.
