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.
4-bedroom, 2-bathroom apartment of 86 m² on the 3rd floor, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes an attic with Velux windows, providing additional living space and natural light, and features a balcony accessed from the living room and one bedroom.
The valuation. The asking price of €265,000 is significantly above the fair value of €138,765, making it overpriced by €126,235, or 47.6%. This discrepancy suggests that potential buyers should approach this investment with caution. Buy-to-flip angle. Given its current overpriced status, a buy-and-flip strategy may be challenging unless substantial renovations dramatically increase value. A reinvestment of capital into modernizing dated materials could yield a better resale price. Buy-to-let angle. The gross yield stands at 0%, indicating a lack of immediate rental income potential. However, its proximity to Lisbon and family-friendly amenities could attract long-term tenants, benefiting from future rental demand growth.
Fair value modelled at €138,765 from the area baseline, adjusted for condition and location. Asking €265,000 sits €126,235 (47.6%) above — overpriced versus fair value.
Asking €265,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €147,920 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 60 · Materials 65 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 75 · Economic 70 · 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 €147,920 + condition -€22,172 + location +€13,017 = modelled fair value of €138,765 (€1,614/m²), a €126,235 (47.6%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f19b | Subject | €265,000 | €3,081 | — | 60 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 090039 | Active | €265,000 | €3,118 | 1.2% | 55 | 74 |
| rua das Castanholas | Active | €265,000 | €3,046 | 1.1% | 61 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf283a | Active | €265,000 | €2,944 | 4.4% | 52 | 84 |
| Amora · 001a28 | Active | €290,000 | €2,959 | 4.0% | 60 | 73 |
| Median comp | €265,000 | €3,003 | 2.6% | 58 | 74 |
Long-term rental The property at €265,000 is overpriced by 47.6% compared to its fair value of €138,765, making it a less attractive option for long-term rental strategies. With a yield of 0% gross and a condition rating of 59/100, potential returns are limited. Family rental Given its proximity to Lisbon and the presence of suburban amenities, this property's location would typically support family rental demand; however, its overpriced status undermines overall investment viability. The property does not justify a premium with its current pricing, especially considering the competitive market for family-oriented rentals. Buy-and-hold Investing in this property as a buy-and-hold strategy is unwise due to its significant gap from fair value, indicating that the investment would be unlikely to appreciate adequately over time. With a neighborhood rating of 72/100, while there are positive aspects, the present price does not reflect a solid long-term investment opportunity.
Economic and Tenant Risk With both economic and tenant stability scores at 70, there is a risk of fluctuating demand affecting rental income, potentially reducing cash flow and investment returns in a volatile market environment.
