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 115 m². Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Notable Features: This apartment includes a spacious terrace ideal for outdoor entertaining, and it is situated within a family-friendly neighborhood with nearby parks and schools.
The valuation. The asking price of €385,000 significantly exceeds the fair value of €214,737, reflecting an overprice of €170,263 (44.2%). This discrepancy indicates a property not aligned with market expectations.
Fair value modelled at €214,737 from the area baseline, adjusted for condition and location. Asking €385,000 sits €170,263 (44.2%) above — overpriced versus fair value.
Asking €385,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €330,510 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 60). 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 €330,510 + condition +€2,695 + location +€14,242 = modelled fair value of €214,737 (€1,867/m²), a €170,263 (44.2%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf2a8b | Subject | €385,000 | €3,348 | — | 72 | 68 |
| Amora · 023909 | Active | €385,000 | €4,278 | 27.8% | 75 | 73 |
| Amora · f363b3 | Active | €340,000 | €3,238 | 3.3% | 75 | 77 |
| praceta Madalena da Glória | Active | €270,000 | €2,700 | 19.4% | 70 | 76 |
| Amora · 25f700 | Active | €299,900 | €2,726 | 18.6% | 85 | 75 |
| Median comp | €319,950 | €2,982 | 10.9% | 75 | 76 |
Long-term rental Given the property is listed at €385,000 with a fair value of only €214,737, it presents a substantial gap of 44.2%, indicating significant overpricing that could lead to poor cash flow. Additionally, with a low gross yield of 2.7%, the investment may not meet the expectations of long-term investors seeking reliable returns. Buy-and-hold The overvaluation of this apartment at €385,000, in contrast to its fair value of €214,737, suggests that future appreciation might not compensate for the current high entry price, undermining the buy-and-hold strategy. Furthermore, the property’s 77/100 condition score does not sufficiently justify paying 44.2% above fair value, raising concerns about long-term viability. Family rental With the current listing price of €385,000 starkly exceeding its fair value of €214,737, the investment may not cater well to family tenants looking for affordability in the Seixal area. The associated gross yield of 2.7% also raises questions about the suitability of this property for long-term family rentals amidst a backdrop of suburban safety and amenities that could appeal to families.
Economic fluctuation risk The combination of a 70/100 economic stability score and a 60/100 tenant stability score indicates potential challenges in maintaining consistent rental income, which may affect property value.
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