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 69 m², built in 1993. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a sunroom that enhances its livability by providing additional natural light and a versatile space for relaxation or home office use.
The valuation. The asking price of €269,500 is significantly above the fair value of €108,986, representing an overpriced property by €160,515 (59.6%). Given the substantial gap between asking and fair value, this property is not a prudent investment. Buy-to-flip angle. With the apartment in fair but worn condition, a strategic renovation would be necessary to enhance appeal and resale value. However, the inflated asking price limits potential profits for a buy-to-flip strategy. Buy-to-let angle. The estimated rental income of €764 per month leads to a gross yield of 3.4%, which is relatively low for long-term investors. The location near Lisbon offers family rental potential, though competitive yields are challenging.
Fair value modelled at €108,986 from the area baseline, adjusted for condition and location. Asking €269,500 sits €160,515 (59.6%) above — overpriced versus fair value.
Asking €269,500 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €118,680 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 55 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 70 · Tenant Quality 85). 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 €118,680 + condition -€21,563 + location +€11,868 = modelled fair value of €108,986 (€1,580/m²), a €160,515 (59.6%) gap versus the €269,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 25f912 | Subject | €269,500 | €3,906 | — | 60 | 75 |
| Amora · f366ae | Active | €260,000 | €3,250 | 16.8% | 42 | 78 |
| rua da Boavista, 54 | Active | €249,000 | €2,895 | 25.9% | 55 | 78 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbd23 | Active | €248,000 | €2,884 | 26.2% | 65 | 75 |
| Amora · 1e6464 | Active | €249,000 | €4,446 | 13.8% | — | 70 |
| Median comp | €249,000 | €3,073 | 21.3% | 55 | 77 |
Long-term rental The property in União das Freguesias do Seixal is overpriced at €269,500, significantly exceeding its fair value of €108,986, leaving a 59.6% gap. With a gross yield of only 3.4% and a condition rating of 55/100, this investment does not present an attractive opportunity for long-term rental. Family rental Although the area has access to good schools and low crime rates, the apartment's price tag at €269,500 makes it overpriced compared to the fair value of €108,986, reflecting a 59.6% gap. The current gross yield of 3.4% and condition score of 55/100 suggest that it may struggle to attract families looking for a rental home. Buy-and-hold As a buy-and-hold investment, this property is overpriced at €269,500, sharply outpacing the fair value of €108,986 by 59.6%. The relatively low gross yield of 3.4% and a condition rating of only 55/100 indicate that long-term appreciation prospects are limited, making it a suboptimal investment choice.
Economic volatility risk The economic stability score of 70/100 indicates a moderate level of economic uncertainty that could affect tenant demand and rental income stability.
