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 85 m² on the 3rd floor, built in 1979, energy rating C. Located on rua Gil Vicente, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property uniquely features a functional attic of approximately 20 m², equipped with a bedroom and bathroom, offering versatile living space and potential for separate accommodation.
The valuation. The asking price of €265,000 is significantly higher than the fair value of €130,749, representing an excess of €134,251 or 50.7%. Verdict: overpriced. Buy-to-flip angle. A buy-and-flip strategy would likely involve cosmetic renovations to elevate the property value for resale given its standard condition and dated materials. Quick improvements could maximize profit margins. Buy-to-let angle. The estimated rental income is around €994 a month, yielding approximately 4.5%. This return suggests potential for a stable long-term investment in a suburban location with access to Lisbon’s job market and amenities.
Fair value modelled at €130,749 from the area baseline, adjusted for condition and location. Asking €265,000 sits €134,251 (50.7%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente area baseline of €146,200 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 50 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente
Area baseline €146,200 + condition -€26,563 + location +€11,111 = modelled fair value of €130,749 (€1,538/m²), a €134,251 (50.7%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente | Subject | €265,000 | €3,118 | — | 60 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40aea | Active | €265,000 | €2,789 | 10.5% | 55 | 78 |
| rua Bernarda de Lacerda, 5 | Active | €295,000 | €2,634 | 15.5% | 65 | 70 |
| rua Gil Vicente, 33 | Active | €265,000 | €2,677 | 14.1% | 48 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0237ae | Active | €265,000 | €3,046 | 2.3% | 62 | 74 |
| Median comp | €265,000 | €2,733 | 12.3% | 59 | 72 |
Long-term rental Given the property is priced at €265,000 while the fair value is only €130,749, it is clearly overpriced by 50.7%, limiting its attractiveness for long-term rental as the yield of 4.5% may not justify the investment. Furthermore, the condition rating of 55/100 does not enhance its appeal in a suburban setting with a neighbourhood score of 69/100, suggesting profitability concerns for potential landlords. Family rental With a substantial gap from the fair value, the €265,000 asking price makes this property less viable for family rental, despite its proximity to Lisbon and a relatively safe suburban environment. This strategy could be undermined by the property’s condition score and the high asking price failing to align with expected tenant demands. Buy-and-hold Investing in this property for a buy-and-hold strategy is questionable given its overvaluation at €265,000, far exceeding the fair market assessment of €130,749. The low condition score of 55/100 raises concerns regarding maintenance costs and tenant satisfaction, ultimately impacting long-term return on investment in an already competitive market.
Tenant turnover risk: With a tenant stability score of 65/100, there is a significant risk of tenant turnover that could impact rental income stability and incurred costs to find new tenants.
