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, 2-bathroom apartment of 170 m², built in 2011, energy rating A. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features two large terraces that provide ample outdoor space for leisure, perfect for family gatherings and enjoying sunny afternoons.
The valuation. The asking price of €540,000 is significantly above the fair value of €327,162, making this property overpriced by €212,838, or 39.4%. Such a premium may limit investment attractiveness for potential buyers.
Fair value modelled at €327,162 from the area baseline, adjusted for condition and location. Asking €540,000 sits €212,838 (39.4%) above — overpriced versus fair value.
Asking €540,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €292,400 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 70). 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 €292,400 + condition +€9,031 + location +€25,731 = modelled fair value of €327,162 (€1,924/m²), a €212,838 (39.4%) gap versus the €540,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 023b16 | Subject | €540,000 | €3,176 | — | 75 | 72 |
| rua General Humberto Delgado | Active | €350,000 | €4,730 | 48.9% | 75 | 71 |
| rua José Eugénio Pinheiro da Costa | Active | €675,000 | €4,219 | 32.8% | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 937467 | Active | €565,000 | €3,924 | 23.5% | 85 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35da2 | Active | €675,000 | €4,219 | 32.8% | 80 | 73 |
| Median comp | €620,000 | €4,219 | 32.8% | 78 | 73 |
Long-term rental This property, while offering a modest rental yield of 2.1%, is overpriced at €540,000 compared to its fair value of €327,162, indicating a significant gap of 39.4%. Therefore, investors should approach this strategy cautiously, as the high acquisition cost may impede long-term cash flow potential. Family rental The apartment's condition rating of 78/100 and its suburban location make it suitable for family rental, yet its high listing price of €540,000 suggests that it is overpriced against its fair value of €327,162. Prospective landlords should consider how the overpriced nature of this asset could affect demand and rental returns. Buy-and-hold While the property is located in a suburban area near Lisbon, its significant price tag of €540,000, representing a 39.4% mark-up over the fair value of €327,162, reveals it is overpriced. Investors adopting a buy-and-hold strategy must be wary that the current pricing may limit appreciation and overall investment performance.
Economic Sensitivity With both the economic stability and tenant stability scores at 70/100, the property faces a moderate risk of fluctuations in rental income due to potential economic downturns affecting tenant retention and demand.
