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 79 m², built in 1999, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment features a spacious living room that benefits from abundant natural light and offers unobstructed views, enhancing the overall sense of tranquility and comfort.
The valuation. The asking price of €270,000 sits significantly above the fair value of €149,643, representing an overpricing of €120,357 (44.6%). The property is thus categorized as overpriced based on current market assessments.
Fair value modelled at €149,643 from the area baseline, adjusted for condition and location. Asking €270,000 sits €120,357 (44.6%) above — overpriced versus fair value.
Asking €270,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €227,046 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 81/100 (Housing Market 80 · Amenities 85 · Economic 80 · Tenant Quality 80). 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 €227,046 + condition -€3,086 + location +€16,849 = modelled fair value of €149,643 (€1,894/m²), a €120,357 (44.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f211 | Subject | €270,000 | €3,418 | — | 70 | 81 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 02383e | Active | €215,000 | €3,772 | 10.4% | 70 | 68 |
| Amora · 99f3c2 | Active | €270,000 | €3,462 | 1.3% | 74 | 75 |
| Amora · 41ffef | Active | €270,000 | €3,750 | 9.7% | 70 | 72 |
| rua Bento Rodrigues, 9 | Active | €259,000 | €3,924 | 14.8% | 74 | 73 |
| Median comp | €264,500 | €3,761 | 10.0% | 72 | 73 |
Long-term rental Despite the property being in a neighborhood with an overall quality rating of 81, it is overpriced by 44.6% compared to its fair value, which diminishes its attractiveness as a long-term rental investment. The gross yield of 3.8% does not justify the high entry price, limiting potential profitability for investors. Family rental As a family rental, this property in Seixal benefits from good amenities and lower crime rates; however, the 44.6% gap to its fair value indicates a significant overpricing issue. With a condition score of 73 out of 100, while appealing to families, the high purchase cost may outweigh the advantages. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, given its overpriced status at €270,000 against a fair value of €149,643, which creates a steep entry barrier for prospective buyers. Even with a favorable neighborhood quality, the 3.8% yield fails to offer sufficient returns over time considering the high acquisition cost.
Tenant turnover risk With both economic and tenant stability scores at 80/100, there is a moderate risk of tenant turnover impacting cash flow stability in the near term, particularly if market conditions shift.
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