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 90 m², energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a versatile sun room, enhancing the living space's functionality, and a large entrance hall suitable for an office setup or extra room creation.
The valuation. The asking price of €275,000 sits significantly above the fair value of €168,930, resulting in an overpricing of €106,070 or 38.6%. This discrepancy suggests that the property is not competitively priced in the current market.
Fair value modelled at €168,930 from the area baseline, adjusted for condition and location. Asking €275,000 sits €106,070 (38.6%) above — overpriced versus fair value.
Asking €275,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €258,660 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 74 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). 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 €258,660 + condition -€1,969 + location +€16,099 = modelled fair value of €168,930 (€1,877/m²), a €106,070 (38.6%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 90d8f8 | Subject | €275,000 | €3,056 | — | 74 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 11.8% | 75 | 79 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 3.8% | 80 | 74 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 35.1% | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 02383e | Active | €215,000 | €3,772 | 23.4% | 70 | 68 |
| Median comp | €254,000 | €3,472 | 13.6% | 75 | 74 |
Long-term rental This property, priced at €275,000, is significantly above its fair value of €168,930, reflecting a 38.6% gap that suggests it is overpriced. The gross yield of 3.8% is lower than the average for the area, indicating a less attractive investment for long-term rental strategy. Family rental At €275,000, this apartment is not aligned with its fair value of €168,930, resulting in a clear 38.6% premium that categorizes it as overpriced. Although the neighbourhood offers decent amenities and a tenant quality score of 76/100, the financial fundamentals do not support a family rental approach at this valuation. Buy-and-hold The current listing price of €275,000 far exceeds the fair value of €168,930, marking a 38.6% overvaluation that undermines the buy-and-hold strategy's potential for capital appreciation. With a gross yield of 3.8% and overall condition of 74/100, this investment does not present a compelling case for long-term ownership given the excessive price point.
Economic Vulnerability A decline in the local economy could significantly impact tenant stability, given the economic stability score of 80/100 and tenant stability score of 75/100, potentially leading to increased vacancy rates.
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