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.
2-bedroom, 1-bathroom apartment of 66 m², built in 1980, energy rating B. Located on rua Professor Doutor Egas Moniz, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes a sunroom that enhances natural light and offers a unique space for relaxation, along with recently installed double-glazed windows for improved comfort.
The valuation. The asking price of €249,900 exceeds fair value by €142,376 (57.0%), positioning the property as overpriced. This discrepancy suggests that prospective buyers should approach with caution regarding investment potential. Buy-to-flip angle. A buy-to-flip strategy could target a quick resale after minor renovations, particularly updates to the kitchen and cabinetry, catering to buyer preferences for modern finishes. Buy-to-let angle. With an estimated rental income of €875/month and a gross yield of 4.2%, the property could serve as a steady rental investment, appealing to families drawn to the proximity of Lisbon.
Fair value modelled at €107,524 from the area baseline, adjusted for condition and location. Asking €249,900 sits €142,376 (57.0%) above — overpriced versus fair value.
Asking €249,900 versus the rua Professor Doutor Egas Moniz area baseline of €113,520 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 58 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 78 · Amenities 65 · Economic 72 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Professor Doutor Egas Moniz
Area baseline €113,520 + condition -€13,716 + location +€7,719 = modelled fair value of €107,524 (€1,629/m²), a €142,376 (57.0%) gap versus the €249,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Doutor Egas Moniz | Subject | €249,900 | €3,786 | — | 65 | 67 |
| avenida Afonso Costa, 29 | Active | €250,000 | €3,289 | 13.1% | 65 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 735649 | Active | €318,000 | €3,495 | 7.7% | 78 | 72 |
| rua Licínio Laranjeira, 3 | Active | €240,000 | €3,333 | 12.0% | 70 | 66 |
| rua João Martins Bandeira S / N | Active | €240,000 | €3,429 | 9.4% | 60 | 76 |
| Median comp | €245,000 | €3,381 | 10.7% | 68 | 72 |
Family rental The property is priced significantly above its fair value, making it difficult to justify as a solid family rental option despite its decent yield of 4.2%. Given the neighborhood scores, particularly the 67/100 in tenant quality, potential rental income may not cover the investment risk associated with the purchase price. Buy-and-hold At a price of €249,900, the apartment does not represent an attractive buy-and-hold opportunity given the significant 57.0% gap above fair value at €107,524. While the proximity to Lisbon adds value, this property is overpriced and may hinder long-term capital appreciation. Value-add renovation Investing in value-add renovations of this property may not yield the desired returns, considering its current listing price is already 57.0% above fair value. Renovating the apartment might slightly improve its condition of 62/100, but the initial purchase price remains excessive for potential investors seeking to increase value through upgrades.
Inconsistent tenant reliability With a tenant stability score of 55/100, there is a significant risk of tenant turnover, which can impact rental income and increase vacancy costs.
