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 house of 137 m². Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features a versatile converted attic, perfect for additional living space or a home office, enhancing its appeal for modern families in a serene residential area.
The valuation. The asking price of €450,000 sits significantly above fair value at €265,754, resulting in an alarming €184,246 premium (40.9%). This property is clearly overpriced and may present risks for potential investors looking for value.
Fair value modelled at €265,754 from the area baseline, adjusted for condition and location. Asking €450,000 sits €184,246 (40.9%) above — overpriced versus fair value.
Asking €450,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €417,850 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). 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 €417,850 + condition +€7,492 + location +€22,621 = modelled fair value of €265,754 (€1,940/m²), a €184,246 (40.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d55a0 | Subject | €450,000 | €3,285 | — | 75 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001982 | Active | €490,000 | €3,333 | 1.5% | 73 | 68 |
| avenida 1º de Maio, 112 | Active | €640,000 | €3,855 | 17.4% | 74 | 73 |
| rua Vidreiros, 5 | Active | €259,000 | €3,159 | 3.8% | 82 | 72 |
| Amora · 49b7d1 | Active | €559,000 | €2,911 | 11.4% | 70 | 74 |
| Median comp | €524,500 | €3,246 | 1.2% | 74 | 73 |
Long-term rental The current listing price of €450,000 reflects a significant premium over its fair value of €265,754, indicating that the property is overpriced by 40.9%. With a gross yield of only 3.5% and no significant market advantages, this strategy is unlikely to yield attractive returns in the long run. Family rental While the suburban location offers a stable tenant demographic, the property’s listing price considerably exceeds its fair value, making it difficult to justify as a family rental at €450,000. With an average condition rating of 79/100 and a neighbourhood score of 74/100, the potential for steady family rentals is overshadowed by the significant pricing gap. Buy-and-hold The pricing of €450,000 against a fair value of €265,754 suggests that this investment is overpriced by 40.9%, posing challenges for a buy-and-hold strategy in the current market. Although the area has qualities beneficial for long-term rentals, the low gross yield of 3.5% undermines the case for holding this property as a stable asset. Not ideal for: Short-term vacation rental, Student housing, Luxury market The property’s overvaluation makes it unappealing for short-term vacation rental opportunities and does not align with the student housing market's investment needs, which are typically more price-sensitive. Additionally, positioning in the luxury market would be misplaced given the property’s pricing, quality, and local demand indicators.
Potential tenant turnover risk With a tenant stability score of 70/100, there is a potential risk of higher-than-expected tenant turnover, which may lead to increased vacancy rates and associated costs.
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