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 70 m², built in 1978, energy rating D. Located on rua Ilha das Flores S / N, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a well-oriented balcony accessible from one bedroom, enhancing outdoor living space and providing excellent natural light throughout the day.
The valuation. The asking price of €289,000 is significantly above the fair value of €137,164, representing an excess of €151,836 or 52.5%. This property is overpriced and does not represent a viable investment opportunity.
Fair value modelled at €137,164 from the area baseline, adjusted for condition and location. Asking €289,000 sits €151,836 (52.5%) above — overpriced versus fair value.
Asking €289,000 versus the rua Ilha das Flores S / N area baseline of €201,180 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Ilha das Flores S / N
Area baseline €201,180 + condition +€5,688 + location +€11,077 = modelled fair value of €137,164 (€1,959/m²), a €151,836 (52.5%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ilha das Flores S / N | Subject | €289,000 | €4,129 | — | 75 | 73 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 23.2% | 80 | 74 |
| Amora · d7a44a | Active | €290,000 | €3,537 | 14.3% | 80 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 34.7% | 75 | 79 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 90d8f8 | Active | €275,000 | €3,056 | 26.0% | 74 | 76 |
| Median comp | €267,500 | €3,114 | 24.6% | 78 | 77 |
Long-term rental This property, priced at €289,000, is overpriced by 52.5% compared to its fair value of €137,164, which may deter potential long-term tenants seeking affordable housing options. With a gross yield of 3.4% and a neighbourhood rating of 73/100, the returns do not justify the high acquisition cost, limiting its attractiveness for sustained rental income. Buy-and-hold Given its listing price, this 2-bed apartment is not an attractive buy-and-hold investment, as it is priced significantly above the fair value of €137,164. The current market conditions, reflected in a neighbourhood score of 73/100, suggest that appreciation potential may be limited given the inflated initial pricing. Family rental While the apartment could appeal to families in the area, its current listing of €289,000 indicates it is overpriced, making it less competitive in the family rental market. Although it has a fair condition rating of 80/100, the price point may restrict accessibility for prospective family renters looking for value. Not ideal for: Short-term rental, Student housing, Luxury market
Economic Sensitivity The economic stability score of 70 suggests a moderate risk of downturns affecting rental income stability, particularly if local market conditions worsen.
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