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 1972, energy rating D. Located on rua Gil Vicente S / N, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The duplex creatively utilizes a loft area for additional living space while offering unobstructed views thanks to its two solar fronts. Additional Note: Updated kitchen and bathrooms indicate partial renovations.
The valuation. The asking price of €265,000 is significantly above the fair value of €126,065, representing an overpricing of €138,935 (52.4%). This disparity indicates the property is overpriced in the current market. Buy-to-flip angle. Given the condition rating of 46/100, the duplex may require substantial renovations, but strategic upgrades could allow for a profitable resale. Targeting a buyer's market after enhancements could yield a favorable return on investment. Buy-to-let angle. A gross yield of 5.1% equates to an estimated monthly rental income of €1,126, positioning this property for long-term family rentals. The mixed neighborhood rating of 69/100 further supports consistent tenancy appeal in the area.
Fair value modelled at €126,065 from the area baseline, adjusted for condition and location. Asking €265,000 sits €138,935 (52.4%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente S / N area baseline of €154,800 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 (Condition 42 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente S / N
Area baseline €154,800 + condition -€40,500 + location +€11,765 = modelled fair value of €126,065 (€1,401/m²), a €138,935 (52.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente S / N | Subject | €265,000 | €2,944 | — | 42 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0238da | Active | €265,000 | €2,944 | 0% | 40 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 023740 | Active | €265,000 | €3,118 | 5.9% | 42 | 75 |
| rua Gil Vicente, 33 | Active | €265,000 | €3,081 | 4.7% | 35 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ff7a | Active | €295,000 | €3,430 | 16.5% | 58 | 67 |
| Median comp | €265,000 | €3,100 | 5.3% | 41 | 72 |
Family rental The property is overpriced at €265,000, which represents a significant gap of 52.4% over its fair value of €126,065. With a gross yield of 5.1%, potential family tenants may find more appealing options in the market that better align with their budget. Long-term rental This duplex's current asking price exceeds its fair value by 52.4%, which limits its attractiveness in the long-term rental market. Given its condition rating of 46/100, investors should be cautious, as the property may require additional expenses that could further erode returns. Buy-and-hold At a listing price of €265,000, the property is overpriced compared to its fair value of €126,065, which raises concerns for a buy-and-hold strategy. The estimated gross yield of 5.1% does not compensate for the high initial investment, particularly in a neighborhood where tenant quality is not guaranteed to offset the high pricing.
Economic and Tenant Stability Risk The economic stability and tenant stability scores are both at 70/100, indicating a potential risk of instability that could affect rental income and property value.
