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 93 m², energy rating E. Located on rua do Comércio, 11, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The living room boasts a balcony that offers a pleasant outdoor space, while the property’s two solar exposures enhance natural light throughout the day.
The valuation. The asking price of €280,000 is significantly above the fair value of €166,218, creating a discrepancy of €113,782 (40.6%). This property is, therefore, overpriced. Buy-to-flip angle. With its solid quality materials and custom kitchen, a strategic renovation could enhance appeal, potentially enabling resale at a more favorable market price. Buy-to-let angle. The estimated monthly rental income of €863 offers a modest gross yield of 3.7%, making it suitable for long-term family rentals in a location influenced by the urban growth of Lisbon.
Fair value modelled at €166,218 from the area baseline, adjusted for condition and location. Asking €280,000 sits €113,782 (40.6%) above — overpriced versus fair value.
Asking €280,000 versus the rua do Comércio, 11 area baseline of €159,960 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 75 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua do Comércio, 11
Area baseline €159,960 + condition -€6,539 + location +€12,797 = modelled fair value of €166,218 (€1,787/m²), a €113,782 (40.6%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Comércio, 11 | Subject | €280,000 | €3,011 | — | 68 | 70 |
| Amora · 4a8208 | Active | €285,000 | €3,000 | 0.4% | 70 | 76 |
| rua Augusto Henriques | Active | €285,000 | €2,969 | 1.4% | 70 | 73 |
| avenida Afonso Costa, 19 | Active | €285,000 | €2,794 | 7.2% | 82 | 70 |
| rua Paio Pires Futebol Clube | Active | €249,000 | €3,276 | 8.8% | 70 | 71 |
| Median comp | €285,000 | €2,985 | 0.9% | 70 | 72 |
Long-term rental The property is overpriced at €280,000 compared to its fair value of €166,218, indicating a significant 40.6% gap. With a gross yield of 3.7%, the return on investment appears insufficient for a long-term rental strategy. Family rental Given the current market valuation, the property at €280,000 does not present a compelling opportunity for family rentals as it exceeds fair value by 40.6%. Furthermore, the neighborhood's average condition and safety ratings suggest limited appeal for families seeking rental housing. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its overpricing at €280,000, significantly above the fair value of €166,218. The expected gross yield of 3.7% does not justify the elevated price, making it a riskier long-term investment.
Tenant turnover risk High tenant turnover could negatively impact cash flow and occupancy rates, as indicated by a tenant stability score of 60/100, which suggests potential instability in rental income.
