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.
4-bedroom, 2-bathroom apartment of 85 m². Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The property includes a spacious attic with two Velux windows, enhancing natural light and offering additional living space with a dedicated bathroom.
The valuation. The asking price of €265,000 exceeds the fair value of €135,399 by €129,601, which indicates the property is overpriced at 48.9%.
Fair value modelled at €135,399 from the area baseline, adjusted for condition and location. Asking €265,000 sits €129,601 (48.9%) 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 €244,290 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 (Condition 55 · Materials 60 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · 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 €244,290 + condition -€24,836 + location +€14,035 = modelled fair value of €135,399 (€1,593/m²), a €129,601 (48.9%) 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 · 090039 | Subject | €265,000 | €3,118 | — | 55 | 74 |
| rua das Castanholas | Active | €265,000 | €3,046 | 2.3% | 61 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf283a | Active | €265,000 | €2,944 | 5.6% | 52 | 84 |
| Amora · 001a28 | Active | €290,000 | €2,959 | 5.1% | 60 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fba7f | Active | €265,000 | €2,944 | 5.6% | 59 | 76 |
| Median comp | €265,000 | €2,952 | 5.3% | 60 | 75 |
Family rental The current listing price of €265,000, significantly overshooting the fair value of €135,399, makes this property an unattractive option for family rental investments. With a gross yield of 0% and a condition rating of 56/100, the potential for return on investment is highly questionable. Long-term rental At a listing price that is 48.9% above the fair value, this apartment fails to meet the expectations for a sustainable long-term rental strategy. The lack of a competitive yield, along with a condition score of 56/100, indicates that investing here would likely lead to disappointing financial outcomes. Buy-and-hold Despite the property being situated in a suburban area of greater Lisbon with decent amenities, its asking price of €265,000 suggests a notable overvaluation compared to the fair value of €135,399. Consequently, the forecast for long-term appreciation is dubious, given the negligible gross yield and the property’s fair condition rating.
Economic Vulnerability The economic stability score of 70/100 indicates a moderate risk of downturns that could affect rental income.
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