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 96 m², built in 1998. Located on rua Augusto Henriques, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a sunroom accessible from two bedrooms, enhancing its overall natural light and providing a tranquil retreat, while being just minutes from Seixal Bay's waterfront activities.**
The valuation. The asking price of €285,000 is significantly above the fair value of €179,261, indicating the property is overpriced by €105,739 or 37.1%. This discrepancy suggests potential challenges in realizing a return on investment.
Fair value modelled at €179,261 from the area baseline, adjusted for condition and location. Asking €285,000 sits €105,739 (37.1%) above — overpriced versus fair value.
Asking €285,000 versus the rua Augusto Henriques area baseline of €292,800 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 70 · Materials 76 · Room dimensions 78). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 75 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Augusto Henriques
Area baseline €292,800 + condition -€1,050 + location +€15,191 = modelled fair value of €179,261 (€1,867/m²), a €105,739 (37.1%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Augusto Henriques | Subject | €285,000 | €2,969 | — | 70 | 73 |
| rua Júlio Augusto Henriques | Active | €298,500 | €2,689 | 9.4% | 70 | 73 |
| praceta Madalena da Glória | Active | €270,000 | €2,700 | 9.1% | 70 | 76 |
| Amora · 023909 | Active | €385,000 | €4,278 | 44.1% | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf2a8b | Active | €385,000 | €3,348 | 12.8% | 72 | 68 |
| Median comp | €341,750 | €3,024 | 1.9% | 71 | 73 |
Long-term rental The property, listed at €285,000, is significantly overpriced compared to the fair value of €179,261, which creates a 37.1% gap. With a gross yield of only 3.4%, potential returns do not justify the elevated purchase price. Family rental Despite its location benefiting from proximity to Lisbon, the property is still overpriced at €285,000, making it less attractive for family rentals. The condition score of 74/100 suggests that while it may suit families, the high cost limits its appeal given current market conditions. Buy-and-hold This property, priced at €285,000, presents an overpriced investment opportunity when considering the fair value of €179,261. The modest gross yield of 3.4% indicates that holding this asset may not deliver the anticipated financial advantages over time.
Increased vacancy risk With a tenant stability score of 65/100, there is a heightened risk of vacancies, potentially impacting rental income and overall returns on the property.
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