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 65 m², built in 1979. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features unique attic utilization with a private entrance through the living room, enhancing its appeal for both housing and investment opportunities.
The valuation. The property is listed at €265,000, which is €170,518 (64.3%) above its fair value of €94,482. This significant gap indicates that the property is overpriced.
Fair value modelled at €94,482 from the area baseline, adjusted for condition and location. Asking €265,000 sits €170,518 (64.3%) 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 €111,800 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 47/100 (Condition 42 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · 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 €111,800 + condition -€28,945 + location +€11,627 = modelled fair value of €94,482 (€1,454/m²), a €170,518 (64.3%) 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 · 02380f | Subject | €265,000 | €4,077 | — | 42 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf2857 | Active | €265,000 | €3,011 | 26.1% | 40 | 79 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0238da | Active | €265,000 | €2,944 | 27.8% | 40 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 023740 | Active | €265,000 | €3,118 | 23.5% | 42 | 75 |
| rua Gil Vicente, 33 | Active | €265,000 | €3,081 | 24.4% | 35 | 71 |
| Median comp | €265,000 | €3,046 | 25.3% | 40 | 74 |
Long-term rental This property is overpriced, with a significant gap of 64.3% compared to its fair value of €94,482, which limits its potential for yield enhancement. The 4.3% gross yield may not attract long-term tenants seeking value, thereby reducing occupancy rates. Family rental Although the neighbourhood scores decently at 76/100, the price point of €265,000 makes this property less appealing to families looking for affordable housing options. The condition rating of 47/100 suggests that additional investment would be necessary to make it family-friendly, further compounding the overpriced nature of the listing. Buy-and-hold With the property listed at €265,000, the investment does not align well with a buy-and-hold strategy given its considerable overvaluation and a gap of 64.3% from fair value. Investors may face challenges in realizing a satisfactory return on investment over time due to the low gross yield of 4.3% and the needing improvements reflected by the condition rating of 47/100.
Tenant turnover risk High tenant turnover may be anticipated due to the tenant stability score of 75/100, which suggests some level of instability in retaining renters.
