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 82 m², built in 1996, energy rating E. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment's two balconies provide versatile outdoor spaces for relaxation and enhanced light, while its proximity to the Seixal river terminal offers a quick 15-minute commute to Lisbon.
The valuation. The asking price of €280,000 sits significantly above the fair value of €145,611, representing an overvaluation of €134,389 (48.0%). The property is therefore considered overpriced.
Fair value modelled at €145,611 from the area baseline, adjusted for condition and location. Asking €280,000 sits €134,389 (48.0%) above — overpriced versus fair value.
Asking €280,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €141,040 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 75 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 75 · Tenant Quality 75). 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 €141,040 + condition -€8,969 + location +€13,540 = modelled fair value of €145,611 (€1,776/m²), a €134,389 (48.0%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Subject | €280,000 | €3,415 | — | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 5.0% | 65 | 75 |
| rua da Recosta | Active | €249,000 | €3,037 | 11.1% | 68 | 68 |
| rua Miguel Bombarda, 230A | Active | €280,000 | €3,500 | 2.5% | 68 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · cfe0c3 | Active | €260,000 | €3,333 | 2.4% | 72 | 73 |
| Median comp | €254,500 | €3,288 | 3.7% | 68 | 73 |
Long-term rental The property’s gross yield of 4.3% is insufficient to justify the current listing price of €280,000, particularly when compared to the fair value of €145,611. This leads to an overpriced assessment that diminishes the investment potential in a suburb with a decent neighbourhood score of 74/100. Family rental Targeting families may not be viable given the significant gap between the listing price and fair value, indicating that the property is overpriced. While the neighbourhood amenities provide some appeal, the current price diminishes its attractiveness for long-term family rental investments. Buy-and-hold Acquiring this property for a buy-and-hold strategy is not advisable as the current price is 48.0% above fair value, signaling overpricing. The low condition score of 68/100 further undermines its potential for long-term appreciation, making it a less attractive option for investors seeking stable, long-term returns.
Tenant turnover risk: With a tenant stability score of 75/100, there is a potential risk of increased turnover, which could impact rental income and increase vacancy periods, should market conditions change.
