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 95 m², energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a sunroom balcony ideal for year-round use, coupled with an attic suite benefiting from two Velux windows for abundant natural light.
The valuation. The asking price of €265,000 is substantially above the fair value of €148,005, indicating an overpricing of €116,995 (44.1%). Thus, this property does not present a sound investment opportunity. Buy-to-flip angle. A wholesale strategy could involve minor renovations to enhance appeal, targeting a resale price that compensates for the steep initial investment, but current valuations do not support a profitable flip. Buy-to-let angle. With a gross yield of 4.7%, the rental income strategy targets approximately €1,038/month; however, the condition suggests potential challenges in attracting tenants willing to pay at the higher end of the market.
Fair value modelled at €148,005 from the area baseline, adjusted for condition and location. Asking €265,000 sits €116,995 (44.1%) above — overpriced versus fair value.
Asking €265,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €273,030 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 (Condition 55 · Materials 50 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 85 · Economic 90 · 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 €273,030 + condition -€33,695 + location +€18,301 = modelled fair value of €148,005 (€1,558/m²), a €116,995 (44.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40aea | Subject | €265,000 | €2,789 | — | 55 | 78 |
| rua Gil Vicente | Active | €265,000 | €3,118 | 11.8% | 60 | 69 |
| rua Gil Vicente, 33 | Active | €265,000 | €2,677 | 4.0% | 48 | 69 |
| rua Bernarda de Lacerda, 5 | Active | €295,000 | €2,634 | 5.6% | 65 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ff7a | Active | €295,000 | €3,430 | 23.0% | 58 | 67 |
| Median comp | €280,000 | €2,898 | 3.9% | 59 | 69 |
Long-term rental The property is overpriced with a significant gap of 44.1% from its fair value, which limits potential profitability for long-term rental investors. Given the gross yield of 4.7%, the investment may not justify the high initial investment compared to comparable properties in the area. Short-term vacation rental With a fair value of €148,005 versus the listing price of €265,000, this property is overpriced and may face challenges in the short-term vacation rental market. The existing yield of 4.7% indicates that the returns might not be attractive enough for investors seeking short-term rental opportunities in a competitive landscape. Buy-and-hold The current listing price of €265,000 considerably exceeds the fair value, categorizing the investment as overpriced and diminishing buy-and-hold appeal. Investors may encounter decreased capital appreciation potential alongside limited cash flow from rental income, further complicating the buy-and-hold strategy.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of turnover, which could impact rental income depending on the area's demand.
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