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 97 m², built in 1986. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a charming fireplace in the living room and a versatile balcony and terrace, perfect for enjoying the vibrant nearby Seixal Bay.
The valuation. The asking price of €245,000 sits significantly above the fair value of €147,115, resulting in an overpricing of €97,885, or 40.0%. This discrepancy indicates an inflated valuation that could deter potential buyers. Buy-to-flip angle. A buy-to-flip strategy could be challenging, given the property’s condition rating of 55/100; upgrades and renovations would be essential but may not yield favorable returns relative to the high initial cost. Buy-to-let angle. The gross yield stands at 0%, with no estimated monthly rental income; this suggests the property may not be viable for long-term rental investments despite its proximity to Lisbon and suburban appeal.
Fair value modelled at €147,115 from the area baseline, adjusted for condition and location. Asking €245,000 sits €97,885 (40.0%) above — overpriced versus fair value.
Asking €245,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €278,778 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 52 · Materials 55 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 75 · Amenities 60 · Economic 65 · Tenant Quality 65). 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 €278,778 + condition -€31,070 + location +€11,345 = modelled fair value of €147,115 (€1,517/m²), a €97,885 (40.0%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0901ad | Subject | €245,000 | €2,526 | — | 52 | 67 |
| rua Viana da Mota, 7 | Active | €300,000 | €2,542 | 0.7% | 65 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40a7f | Active | €265,000 | €2,524 | 0.1% | — | 73 |
| rua D. Branca Saraiva de Carvalho, 12 | Active | €235,000 | €2,527 | 0% | 55 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ffc2 | Active | €265,000 | €2,409 | 4.6% | 45 | 72 |
| Median comp | €265,000 | €2,526 | 0% | 55 | 73 |
Long-term rental The property has a significant gap between its listing price of €245,000 and its fair value of €147,115, indicating it is overpriced for long-term rental investment. Additionally, with a gross yield of 0%, this strategy is not financially viable. Buy-and-hold Given the current price point is 40% higher than its fair value, this property does not present a sound buy-and-hold opportunity. Investors will face challenges realizing any capital appreciation due to its overpriced status. Family rental The combination of an overpriced listing and a lack of gross yield suggests that turning this property into a family rental would be unwise. The existing market conditions do not support a favorable return on investment for this segment of the rental market.
Economic sensitivity With both economic and tenant stability scores at 65/100, the property is vulnerable to fluctuations in the local economy, which may lead to decreased occupancy or rental income.
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