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 80 m², built in 1991, energy rating F. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a sunroom in one bedroom, enhancing living space and natural light, and is located on the 3rd floor, ensuring privacy and tranquility.
The valuation. The asking price of €240,000 exceeds the fair value of €154,483 by €85,517 (35.6%), indicating that the property is overpriced.
Fair value modelled at €154,483 from the area baseline, adjusted for condition and location. Asking €240,000 sits €85,517 (35.6%) above — overpriced versus fair value.
Asking €240,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €244,000 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 60). 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 €244,000 + condition +€5,875 + location +€11,008 = modelled fair value of €154,483 (€1,931/m²), a €85,517 (35.6%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4bbd83 | Subject | €240,000 | €3,000 | — | 77 | 70 |
| Amora · 4b8f15 | Active | €235,000 | €2,701 | 10.0% | 70 | 74 |
| rua Francisco Pereira de Moura, 107 | Active | €330,000 | €3,929 | 31.0% | 73 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9567ed | Active | €299,000 | €3,147 | 4.9% | 73 | 73 |
| rua General Humberto Delgado, 49 | Active | €235,000 | €2,701 | 10.0% | 74 | 79 |
| Median comp | €267,000 | €2,924 | 2.5% | 73 | 74 |
Long-term rental The 2-bed apartment in Seixal is currently listed at €240,000, which is significantly higher than the fair value of €154,483, indicating a 35.6% premium that may deter long-term renters. With a gross yield of only 4.1%, this investment lacks attractive cash flow potential as rental income may not sufficiently cover the inflated purchase price. Family rental Given the neighborhood's decent condition rating of 70/100, this apartment could appeal to families looking for suburban living; however, the price of €240,000 suggests that the investment is overpriced. Families may find more value in reasonably priced alternatives that offer similar amenities and access to the Greater Lisbon area. Buy-and-hold While the property offers a good condition score of 80/100, the significant gap of 35.6% between the listing price and fair value indicates that this buy-and-hold strategy comes with heightened risk due to potential depreciation. The overpriced nature of the apartment means that long-term appreciation may not compensate for the initial investment cost, making it a less attractive option for buyers seeking stable returns.
Tenant turnover risk Higher tenant turnover is likely due to the moderate tenant stability score of 60/100, which may lead to increased vacancies and associated costs.
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