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 90 m², energy rating F. Located on rua Gil Vicente, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes two balconies enhancing outdoor living space and an attic bedroom with two Velux windows providing natural light and privacy for additional guests. Location Benefits: Proximity to Seixal River Beach and excellent urban cycling routes foster an active lifestyle. Condition Notes: The property displays signs of wear, requiring updates particularly in the kitchen and living areas. Energy Category: F.
The valuation. The asking price of €265,000 is significantly above fair value at €135,598, indicating the property is overpriced by €129,402 (48.8%). This disparity suggests potential buyers should approach with caution.
Fair value modelled at €135,598 from the area baseline, adjusted for condition and location. Asking €265,000 sits €129,402 (48.8%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente area baseline of €154,800 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 52 · Materials 56 · Room dimensions 58). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 66/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente
Area baseline €154,800 + condition -€29,109 + location +€9,907 = modelled fair value of €135,598 (€1,507/m²), a €129,402 (48.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente | Subject | €265,000 | €2,944 | — | 52 | 66 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0dcbca | Active | €265,000 | €3,081 | 4.7% | — | 71 |
| rua Gil Vicente | Active | €265,000 | €2,677 | 9.1% | 45 | 74 |
| rua Gil Vicente | Active | €265,000 | €2,944 | 0% | 45 | 71 |
| rua Gil Vicente S / N | Active | €265,000 | €2,944 | 0% | 56 | 73 |
| Median comp | €265,000 | €2,944 | 0% | 45 | 72 |
Long-term rental The property presents a gross yield of 5.1%, which, while decent, does not compensate for its 48.8% gap from fair value, indicating it is overpriced. With a neighbourhood score of 66/100, the combined factors suggest that long-term rental may not be the most strategic investment. Buy-and-hold The property’s condition rating of 54/100 and significant pricing over fair value imply that a buy-and-hold strategy is not advisable at this time. The anticipated appreciation in a diverse market may not outweigh the current inflated price of the asset. Family rental Although the property is situated within the Greater Lisbon area with decent accessibility to amenities, its 48.8% premium over fair value suggests it is overpriced for a family rental investment. The overall score of 66/100 for the neighbourhood indicates potential but does not justify the current listing price.
Economic Dependency Risk: With an economic stability score of 70/100 and a tenant stability score of 65/100, the property may face challenges in attracting consistent tenants, leading to potential fluctuations in rental income.
