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 70 m², built in 1991, energy rating D. Located on rua do Comércio, 11, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious kitchen layout designed for modern appliances, perfectly blending functionality with contemporary style, enhancing the overall living experience.
The valuation. The asking price of €300,000 is significantly above its fair value of €137,819, indicating an overvaluation of €162,181 or 54.1%. This discrepancy suggests a high-risk investment opportunity.
Fair value modelled at €137,819 from the area baseline, adjusted for condition and location. Asking €300,000 sits €162,181 (54.1%) above — overpriced versus fair value.
Asking €300,000 versus the rua do Comércio, 11 area baseline of €120,400 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 85 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua do Comércio, 11
Area baseline €120,400 + condition +€8,750 + location +€8,669 = modelled fair value of €137,819 (€1,969/m²), a €162,181 (54.1%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Comércio, 11 | Subject | €300,000 | €4,286 | — | 85 | 68 |
| praceta Centro Columbófilo do Fogueteiro | Active | €249,000 | €4,016 | 6.3% | 85 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6f4153 | Active | €258,000 | €5,375 | 25.4% | 88 | 73 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 3.7% | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 93726a | Active | €258,000 | €3,686 | 14.0% | 80 | 73 |
| Median comp | €258,000 | €4,073 | 5.0% | 83 | 73 |
Long-term rental Given the property’s gross yield of 3.2%, it appears to offer limited return potential in the current market, confirming that the listing price of €300,000 is overpriced compared to the fair value of €137,819. Additionally, while the neighborhood scores an adequate 68/100, the substantial gap versus fair value suggests investors would face challenges in achieving favorable rental terms. Family rental As a family rental, the property presents a suitable living space based on its decent condition rating of 87/100; however, the significant markup at €300,000 indicates it is overpriced, straining the overall rental viability. The neighborhood’s score of 68/100 may appeal to families, but the financial outlay is not justified when assessed against the fair market value of €137,819. Buy-and-hold The buy-and-hold strategy for this apartment poses considerable risk due to its listing price at €300,000, which is 54.1% above the fair value of €137,819, classifying the asset as overpriced. While the apartment is in good condition, this premium pricing makes it difficult for investors to realize future capital appreciation or cash flow benefits effectively.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential for higher turnover, which could lead to increased vacancy rates and associated costs.
