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 71 m², built in 1994, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment enjoys breathtaking views of Seixal Bay and abundant natural light, enhancing its appeal as a serene urban retreat. Condições de Destaque: O apartamento desfruta de vistas deslumbrantes sobre a Baía de Seixal e abundante luz natural, aumentando o seu apelo como um refúgio urbano sereno.
The valuation. The asking price of €279,500 is significantly above the fair value of €127,610, establishing this property as overpriced by €151,890 (54.3%). This discrepancy necessitates a cautious approach for potential buyers.
Fair value modelled at €127,610 from the area baseline, adjusted for condition and location. Asking €279,500 sits €151,890 (54.3%) above — overpriced versus fair value.
Asking €279,500 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €122,120 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 72 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · 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 €122,120 + condition -€7,211 + location +€12,700 = modelled fair value of €127,610 (€1,797/m²), a €151,890 (54.3%) gap versus the €279,500 asking price.
Long-term rental This property, with a 3.4% gross yield, is overpriced by 54.3% against its fair value, making it a risky long-term rental investment. With a condition rating of 69/100, it may require additional costs for upgrades that could further diminish profitability. Buy-and-hold The significant gap between the listing price and the fair value indicates that this property is overpriced, which complicates long-term appreciation prospects. Given the current economic conditions in this suburb of Lisbon, investing at such a premium could lead to underperformance in equity growth. Family rental Although the neighborhood has a strong safety record and reasonable amenities, the property is overpriced at €279,500, making it less appealing for a family rental strategy. High acquisition costs relative to fair value could limit returns and hamper tenant retention in this competitive market.
Economic Exposure The combined economic and tenant stability scores of 75/100 indicate potential vulnerability to market fluctuations, which could negatively impact rental income stability.
