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 country_house of 147 m², built in 2000. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy features: This property includes an independent, fully renovated attic that maximizes living space and offers potential for rental income, enhancing its investment appeal.
The valuation. The asking price of €490,000 is positioned significantly above the fair value of €263,005, rendering it overpriced by €226,995 or 46.3%. Buyers may find it challenging to justify this premium in the current market.
Fair value modelled at €263,005 from the area baseline, adjusted for condition and location. Asking €490,000 sits €226,995 (46.3%) above — overpriced versus fair value.
Asking €490,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €422,478 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 73 · Materials 77 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 60 · Economic 65 · 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 €422,478 + condition -€8,039 + location +€18,204 = modelled fair value of €263,005 (€1,789/m²), a €226,995 (46.3%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001982 | Subject | €490,000 | €3,333 | — | 73 | 68 |
| rua Viana da Mota | Active | €379,000 | €3,325 | 0.3% | 68 | 75 |
| Fernão Ferro · 937549 | Active | €375,000 | €3,099 | 7.0% | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d55a0 | Active | €450,000 | €3,285 | 1.5% | 75 | 74 |
| rua Jorge Sena, 56H | Active | €428,000 | €2,610 | 21.7% | 65 | 75 |
| Median comp | €403,500 | €3,192 | 4.2% | 72 | 75 |
Long-term rental The property is overpriced at €490,000, significantly exceeding its fair value of €263,005 by 46.3%. With a gross yield of only 2.9%, the investment does not align with the expected returns for long-term rentals in a suburban area dependent on Lisbon for amenities. Family rental At a listing price of €490,000, the property does not represent a sound family rental investment given its fair value of €263,005, creating a gap of 46.3%. Additionally, with a condition rating of 72 and a neighbourhood score of 68, the location may not adequately support the higher asking price for family tenants. Buy-and-hold While buy-and-hold strategies thrive on appreciation and cash flow, the current listing of €490,000 is notably overpriced compared to the fair value of €263,005, highlighting a 46.3% disparity. This excessive pricing paired with a modest gross yield of 2.9% indicates that holding this asset may not provide the expected financial benefits over time.
Economic Sensitivity The property may face challenges due to a moderate economic stability score of 65/100, indicating potential vulnerability to economic downturns that could affect occupancy and rental income.
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