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 98 m², built in 1984, energy rating E. Located on rua João Martins Bandeira, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features double-glazed windows for enhanced insulation, a video intercom system for added security, and a bright fourth-floor position that provides ample natural light throughout the day.
The valuation. The asking price of €245,000 is significantly above the fair value of €172,645, indicating an overpriced status by €72,355 (29.5%). Buy-to-flip angle. A resale strategy could capitalize on neighborhood growth, but with the property being overpriced, the potential for profit margins is questionable. Buy-to-let angle. With an estimated rental income of €837/month, applying a buy-to-let strategy yields a gross yield of 4.1%, making it a viable long-term rental option despite the high purchase price.
Fair value modelled at €172,645 from the area baseline, adjusted for condition and location. Asking €245,000 sits €72,355 (29.5%) above — overpriced versus fair value.
Asking €245,000 versus the rua João Martins Bandeira area baseline of €281,652 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 68 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 76 · Amenities 68 · Economic 78 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua João Martins Bandeira
Area baseline €281,652 + condition -€12,097 + location +€16,182 = modelled fair value of €172,645 (€1,762/m²), a €72,355 (29.5%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João Martins Bandeira | Subject | €245,000 | €2,500 | — | 70 | 74 |
| rua Viana da Mota, 7 | Active | €300,000 | €2,542 | 1.7% | 65 | 75 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 8.3% | 75 | 79 |
| rua Bernardim Ribeiro | Active | €165,000 | €2,357 | 5.7% | 62 | 74 |
| avenida 25 de Abril | Active | €255,000 | €1,947 | 22.1% | 58 | 68 |
| Median comp | €249,000 | €2,325 | 7.0% | 64 | 75 |
Long-term rental This property offers a gross yield of 4.1%, which is relatively modest considering the significant gap of 29.5% from its fair value, indicating the asking price may not present an attractive investment for long-term rental. The area has good access to city amenities and is family-friendly, but its overall condition rating of 67/100 suggests additional ongoing costs may be needed to maintain desirability. Family rental While the apartment is located in a low-crime, family-oriented neighborhood, the price is 29.5% above its fair value, making it a less appealing choice for families seeking affordability. The condition score of 67/100 indicates that potential renters may prioritize properties requiring less maintenance for their family living needs. Value-add renovation The property’s current listing price reflects an overvaluation of 29.5% compared to its fair value, indicating that significant financial commitment would be necessary just to reach market standards post-renovation. Additionally, the condition rating of 67/100 may provide an opportunity for value creation, yet the high initial investment makes it questionable whether this approach would yield a suitable return on investment.
Tenant turnover risk Given the tenant stability score of 70/100, there is a moderate risk of tenant turnover, which may impact rental income consistency.
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