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.
1-bedroom, 3-bathroom apartment of 65 m², energy rating C. Located on rua Bartolomeu Perestrelo, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property offers a unique opportunity for conversion into a second bedroom, catering to flexible living arrangements in a renovated modern space.
The valuation. The asking price of €190,000 sits significantly above the fair value of €127,470, resulting in an excess of €62,530 (32.9%). Therefore, this property is classified as overpriced.
Fair value modelled at €127,470 from the area baseline, adjusted for condition and location. Asking €190,000 sits €62,530 (32.9%) above — overpriced versus fair value.
Asking €190,000 versus the rua Bartolomeu Perestrelo area baseline of €111,800 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 85 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Bartolomeu Perestrelo
Area baseline €111,800 + condition +€3,148 + location +€12,522 = modelled fair value of €127,470 (€1,961/m²), a €62,530 (32.9%) gap versus the €190,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bartolomeu Perestrelo | Subject | €190,000 | €2,923 | — | 75 | 78 |
| estrada da Ameixoeira | Active | €450,000 | €4,891 | 67.3% | 70 | 63 |
| Amora · f365b4 | Active | €319,500 | €3,631 | 24.2% | 75 | 70 |
| rua Almeida Garret | Active | €299,000 | €3,934 | 34.6% | 75 | 68 |
| rua Ermelinda Belo | Active | €430,000 | €3,386 | 15.8% | 75 | 74 |
| Median comp | €374,750 | €3,783 | 29.4% | 75 | 69 |
Family rental The 1-bed apartment in Seixal is priced at €190,000, significantly exceeding its fair value of €127,470, making it a less appealing option for family rental. The current gross yield of 4.6% is modest and does not sufficiently compensate for the inflated purchase price. Long-term rental This property, while located in a positively influenced area near Lisbon, is still overpriced with a 32.9% gap from its fair value. Given the neighborhood ratings of 78/100, potential long-term tenants might be lured, but costs overshadow rental income expectations due to the high initial investment. Buy-and-hold Buying this property as a long-term investment is challenging due to the overpriced listing at €190,000, compared to its fair value of €127,470. The anticipated gross yield of 4.6% is insufficient to justify the premium, making this strategy less viable in the current market. Not ideal for short-term vacation rental The property’s overpriced nature and the area's characteristics indicate that it is not suitable for short-term vacation rentals. High purchase costs do not align with the potential earnings typical of this rental strategy. Not ideal for student housing Given the 32.9% gap above fair value, this apartment is not a sound choice for student housing. The high price relative to expected rental incomes compromises its attractiveness in a market where price sensitivity is crucial.
Tenant retention risk With a tenant stability score of 70/100, there is a significant possibility of turnover, which could lead to vacancies that affect cash flow and overall investment returns.
