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 111 m², built in 1972, energy rating E. Located on rua Gil Vicente, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. The enclosed balcony offers additional private outdoor space, while the attic features two Velux windows that enhance natural light and expand the living area.
The valuation. The asking price of €265,000 is significantly above fair value, with an excess of €114,516 or 43.2%. This property is overpriced compared to its assessed worth of €150,484.
Fair value modelled at €150,484 from the area baseline, adjusted for condition and location. Asking €265,000 sits €114,516 (43.2%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente area baseline of €319,014 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 (Condition 40 · Materials 55 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente
Area baseline €319,014 + condition -€53,419 + location +€12,983 = modelled fair value of €150,484 (€1,356/m²), a €114,516 (43.2%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente | Subject | €265,000 | €2,387 | — | 40 | 67 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d52f2 | Active | €265,000 | €1,721 | 27.9% | 42 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0901ad | Active | €245,000 | €2,526 | 5.8% | 52 | 67 |
| rua Gil Vicente | Active | €265,000 | €2,677 | 12.1% | 45 | 74 |
| rua Viana da Mota, 7 | Active | €300,000 | €2,542 | 6.5% | 65 | 75 |
| Median comp | €265,000 | €2,534 | 6.1% | 49 | 73 |
Long-term rental The current listing price of €265,000, which reflects a 43.2% increase over the fair value of €150,484, suggests that the property is overpriced. While the 5.2% gross yield may provide some income, the significant gap to fair value raises concerns about long-term rental viability in this market. Buy-and-hold The property’s listing at €265,000 is clearly above its fair value of €150,484, indicating a pricing disconnect that makes buy-and-hold questionable. With a condition score of 44/100, ongoing maintenance costs may further erode any potential returns on investment. Family rental Given the 43.2% difference between the listing price and the fair value, currently set at €265,000, the property is overpriced for a family rental. While the neighborhood scores moderately (67/100), the property condition and high price may deter family tenants seeking better value.
Economic Viability Risk The economic stability score of 65/100 indicates potential vulnerability to economic downturns, which could impact tenant retention and rental income levels.
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