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 apartment of 149 m² on the 4th floor, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes an exclusive playground within the private condominium, ideal for children, alongside an impressive unobstructed river view and ample natural light throughout. Valuation Verdict: Fair
The valuation. The asking price of €525,000 is significantly above the fair value of €292,948, indicating an overpriced property by €232,052 (44.2%). This discrepancy suggests that the property does not represent a sound investment at the current asking price.
Fair value modelled at €292,948 from the area baseline, adjusted for condition and location. Asking €525,000 sits €232,052 (44.2%) above — overpriced versus fair value.
Asking €525,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €256,280 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 85 · Economic 90 · Tenant Quality 70). 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 €256,280 + condition +€4,889 + location +€31,779 = modelled fair value of €292,948 (€1,966/m²), a €232,052 (44.2%) gap versus the €525,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · b7b518 | Subject | €525,000 | €3,523 | — | 75 | 81 |
| Amora · 0019c7 | Active | €380,000 | €2,754 | 21.8% | 74 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d5532 | Active | €375,000 | €2,885 | 18.1% | 76 | 72 |
| Amora · 82c7bb | Active | €310,000 | €3,229 | 8.4% | 78 | 71 |
| rua João das Regras | Active | €285,000 | €3,132 | 11.1% | 75 | 75 |
| Median comp | €342,500 | €3,009 | 14.6% | 76 | 74 |
Long-term rental The property’s asking price of €525,000 significantly exceeds its fair value of €292,948, indicating it is overpriced by 44.2%. With a gross yield of 3.9%, long-term rental returns may not justify the high initial investment necessary for this property. Buy-and-hold The apartment's fair value discrepancy suggests a lack of price appreciation potential, making it a less appealing buy-and-hold investment despite the decent neighbourhood score of 81/100. Given the property’s condition rating of 77/100, investors should be cautious as they may face future renovation costs that could further erode returns. Family rental Despite its suitable location for family living and decent amenities, the property is overpriced, and at €525,000, it is unlikely to attract long-term family tenants looking for value. The existing yield of 3.9% does not provide a compelling case for families seeking affordable rental options in a suburban setting. Not ideal for Student housing strategies would be ill-suited here due to the high price point, as the offering is not aligned with the typically lower budgets of students. The high price also makes it unsuitable for short-term vacation rentals or entry into the luxury market, both of which require more competitive pricing.
Tenant Default Risk With a tenant stability score of 70/100, there is a moderate risk of tenant turnover or default, potentially impacting rental income stability.
