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.
3-bedroom, 2-bathroom apartment of 112 m², built in 1991, energy rating C. Located on rua Bernarda de Lacerda, 5, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment offers excellent sun exposure in the living room and features access to a balcony from one of the bedrooms, enhancing its appeal for outdoor relaxation.
The valuation. The asking price of €295,000 is significantly above the fair value of €183,901, resulting in an overpricing of €111,099 (37.7%). This discrepancy indicates that the property is not a financially sound investment at its current price. Buy-to-flip angle. A resale strategy for this apartment would require significant renovations to elevate it from its current condition rating of 61/100, helping to justify a higher resale value in a mixed neighborhood. Targeting a conservative profit margin will be crucial given the purchase price. Buy-to-let angle. With an estimated gross yield of 3.9% and monthly rental income of approximately €959, the property could serve as a mid-range family rental in a suburban Lisbon area. This strategy leverages the access to the Lisbon job market while appealing to long-term tenants.
Fair value modelled at €183,901 from the area baseline, adjusted for condition and location. Asking €295,000 sits €111,099 (37.7%) above — overpriced versus fair value.
Asking €295,000 versus the rua Bernarda de Lacerda, 5 area baseline of €321,888 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 (Condition 65 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Bernarda de Lacerda, 5
Area baseline €321,888 + condition -€24,150 + location +€15,411 = modelled fair value of €183,901 (€1,642/m²), a €111,099 (37.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bernarda de Lacerda, 5 | Subject | €295,000 | €2,634 | — | 65 | 70 |
| rua Gil Vicente | Active | €265,000 | €3,118 | 18.4% | 60 | 69 |
| rua Gil Vicente, 8 | Active | €287,000 | €2,657 | 0.9% | 65 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1e64e2 | Active | €298,000 | €3,041 | 15.4% | 72 | 74 |
| praceta Tomás da Fonseca, 1 | Active | €338,000 | €3,018 | 14.6% | 66 | 75 |
| Median comp | €292,500 | €3,030 | 15.0% | 66 | 72 |
Long-term rental The 3-bed apartment in Seixal is overpriced at €295,000, with a fair value estimated at only €183,901, revealing a significant gap of 37.7%. Given a gross yield of 3.9%, the investment appears less attractive for long-term rental purposes. Family rental While the apartment could cater to families, its listing price of €295,000 far exceeds the fair value of €183,901, making it overpriced by 37.7%. The 3.9% gross yield does not adequately compensate for this overpricing in a suburban setting. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, as it is listed at €295,000 while the fair value is only €183,901, signaling it as overpriced by 37.7%. The return profile is diminished by a gross yield of 3.9%, making it a less favorable long-term investment option.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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