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 55 m², built in 1979, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Unique Feature: Situated next to the scenic Seixal Bay, this fully renovated apartment offers picturesque water views, enhancing the living experience with a tranquil aquatic backdrop.
The valuation. The asking price of €235,000 sits significantly above the fair value of €103,510, representing an overvaluation of €131,490 (56.0%). This indicates that the property is overpriced in the current market.
Fair value modelled at €103,510 from the area baseline, adjusted for condition and location. Asking €235,000 sits €131,490 (56.0%) above — overpriced versus fair value.
Asking €235,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €158,070 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 76 · Materials 75 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 75 · 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 €158,070 + condition -€172 + location +€9,082 = modelled fair value of €103,510 (€1,882/m²), a €131,490 (56.0%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38ace5 | Subject | €235,000 | €4,273 | — | 76 | 74 |
| rua de Cacine | Active | €304,500 | €4,614 | 8.0% | 80 | 75 |
| rua António Bandeira | Active | €225,000 | €2,922 | 31.6% | 68 | 73 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 15.5% | 82 | 76 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 19.6% | 75 | 76 |
| Median comp | €279,500 | €3,524 | 17.5% | 78 | 76 |
Long-term rental The 2-bed apartment in Seixal, despite its structural quality score of 75/100, is overpriced at €235,000 compared to a fair value of €103,510, indicating a significant gap of 56.0%. The gross yield of 4.4% is unappealing for long-term rental investors, given the prevailing market conditions and high price point. Family rental This property, while potentially suitable for family tenants due to its location near Lisbon, is overpriced at €235,000, significantly exceeding the fair value of €103,510. Families seeking rental options may be dissuaded by the high price relative to the apartment's size and condition. Buy-and-hold The buy-and-hold strategy for this apartment is risky, as it is overpriced at €235,000 with a fair value of only €103,510, reflecting a 56.0% disparity. Investors could face challenges in recovering costs due to the low gross yield of 4.4%, making it a less attractive long-term investment. Not ideal for The luxury market is an unsuitable strategy for this property given its overpriced status of €235,000, which doesn't align with luxury pricing. Similarly, the apartment's fundamentals and neighborhood scoring indicate it's poorly positioned for short-term vacation rentals and student housing.
Economic Vulnerability The property faces a risk due to its economic stability score of 75/100, indicating potential fluctuations in local economic conditions that could impact rent levels and occupancy rates.
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