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 duplex of 90 m², built in 1979, energy rating D. Located on rua Gil Vicente, 33, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Unique Feature: The convertible attic provides potential for additional living space or private suite, enhanced by two Velux windows ensuring ample natural light and ventilation.
The valuation. The asking price of €265,000 is significantly above the fair value of €118,051, representing an excess of €146,949 (55.5%). Thus, the property is considered overpriced.
Fair value modelled at €118,051 from the area baseline, adjusted for condition and location. Asking €265,000 sits €146,949 (55.5%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente, 33 area baseline of €258,660 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 38/100 (Condition 30 · Materials 40 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente, 33
Area baseline €258,660 + condition -€51,609 + location +€14,861 = modelled fair value of €118,051 (€1,312/m²), a €146,949 (55.5%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente, 33 | Subject | €265,000 | €2,944 | — | 30 | 74 |
| rua Gil Vicente, 33 | Active | €265,000 | €3,081 | 4.7% | 35 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 023740 | Active | €265,000 | €3,118 | 5.9% | 42 | 75 |
| Median comp | €265,000 | €3,100 | 5.3% | 39 | 73 |
Long-term rental The 3-bed duplex, listed at €265,000, is significantly overpriced compared to its fair value of €118,051, indicating a 55.5% gap that undermines the investment potential for long-term rental opportunities. With a gross yield of just 5.1%, the returns do not justify the high initial investment in a suburban area with a modest condition rating of 38/100. Family rental In the context of family rentals, the property’s listing price far exceeds its fair value by 55.5%, raising concerns about its attractiveness for families seeking affordable housing. Although the neighborhood offers good amenities and a low crime rate, the poor condition rating of 38/100 and the overall excessive pricing make it a less favorable option for this strategy. Buy-and-hold The buy-and-hold strategy appears unappealing for this duplex as it is overpriced at €265,000, compared to a fair value of €118,051, which creates a significant risk for long-term capital appreciation. The low condition score of 38/100 further diminishes the potential for value increase in a suburban setting where the economic and housing market conditions are less competitive.
Tenant turnover risk A tenant stability score of 70/100 indicates a potential for higher turnover rates, which can lead to increased vacancy periods and associated costs.
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