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 66 m², built in 1974, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Feature: This apartment has scheduled improvements financed by the building, ensuring a reduced maintenance burden for the new owner over the next few years.
The valuation. The asking price of €229,000 is significantly above fair value, which is estimated at €97,790, marking a difference of €131,210 (57.3%). This property is consequently considered overpriced.
Fair value modelled at €97,790 from the area baseline, adjusted for condition and location. Asking €229,000 sits €131,210 (57.3%) above — overpriced versus fair value.
Asking €229,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €189,684 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 51/100 (Condition 55 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 65 · Amenities 70 · Economic 72 · Tenant Quality 75). 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 €189,684 + condition -€25,266 + location +€9,536 = modelled fair value of €97,790 (€1,482/m²), a €131,210 (57.3%) gap versus the €229,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 93732b | Subject | €229,000 | €3,470 | — | 55 | 71 |
| rua da Boavista, 54 | Active | €249,000 | €2,895 | 16.6% | 55 | 78 |
| Amora · f366ae | Active | €260,000 | €3,250 | 6.3% | 42 | 78 |
| Amora · 1e63d1 | Active | €275,000 | €3,618 | 4.3% | 40 | 77 |
| rua Professor Doutor Bento de Jesus Caraça | Active | €294,000 | €3,459 | 0.3% | 60 | 68 |
| Median comp | €267,500 | €3,355 | 3.3% | 49 | 78 |
Family rental The 2-bed apartment located in Seixal is overpriced at €229,000, significantly exceeding the fair value of €97,790 by 57.3%. Despite the decent neighbourhood rating of 71, the high asking price hampers its appeal as a family rental, focusing on affordability. Long-term rental With a gross yield of 4.1%, the property fails to justify its elevated listing price compared to the fair value estimate. The 51/100 condition score further indicates that long-term tenants may find better options elsewhere while the asking price remains substantial. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its significant overvaluation relative to the fair value. While the proximity to Lisbon could offer potential benefits, the high entry price, coupled with a less favorable condition score, reduces the likelihood of future appreciation.
Economic sensitivity With an economic stability score of 72/100, there is a potential risk of market fluctuations adversely impacting property value and rental income.
