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 73 m², built in 1971, energy rating C. Located on avenida 1º de Dezembro, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The property includes a closed balcony that enhances living space and offers an unobstructed view, enhancing both comfort and visual appeal in a central location.
The valuation. The asking price of €249,900 is significantly above the fair value of €124,697, sitting at €125,203 (50.1% overpriced). This mispricing indicates an unfavorable investment opportunity with limited upside potential.
Fair value modelled at €124,697 from the area baseline, adjusted for condition and location. Asking €249,900 sits €125,203 (50.1%) above — overpriced versus fair value.
Asking €249,900 versus the avenida 1º de Dezembro area baseline of €222,650 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 72 · Materials 65 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 61/100 (Housing Market 60 · Amenities 60 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida 1º de Dezembro
Area baseline €222,650 + condition -€6,387 + location +€5,525 = modelled fair value of €124,697 (€1,708/m²), a €125,203 (50.1%) gap versus the €249,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 1º de Dezembro | Subject | €249,900 | €3,423 | — | 72 | 61 |
| rua Licínio Laranjeira, 3 | Active | €240,000 | €3,333 | 2.6% | 70 | 66 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 0.4% | 75 | 76 |
| rua António Bandeira | Active | €225,000 | €2,922 | 14.6% | 68 | 73 |
| praceta Centro Columbófilo do Fogueteiro | Active | €260,000 | €3,421 | 0.1% | 70 | 75 |
| Median comp | €250,000 | €3,377 | 1.4% | 70 | 74 |
Long-term rental The current listing price of €249,900 represents a significant overvaluation of 50.1% compared to the fair value of €124,697, making the investment less attractive for long-term rental strategies. With a gross yield of only 3.6% and a neighborhood score of 61/100, the likely returns do not justify the elevated price. Family rental At €249,900, this apartment is overpriced by 50.1% when measured against its fair value of €124,697, which diminishes its appeal for family rental purposes. The condition score of 69/100 and low yield of 3.6% further suggest that renting to families may not yield satisfactory returns on investment. Buy-and-hold The significant gap of 50.1% from fair value at €249,900 indicates that this property is not suited for a buy-and-hold strategy due to its overpriced status. With a modest yield of 3.6% and a neighborhood rating of 61/100, the long-term appreciation potential appears limited at this entry price.
Economic Vulnerability The property’s economic stability score of 70/100 suggests a moderate risk of economic downturns affecting its value, while the tenant stability score of 60/100 indicates potential issues with tenant retention and vacancy.
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