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 80 m², built in 1972. Located on rua Licínio Laranjeira, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes two pantries that offer ample storage capacity, enhancing its functionality in addition to the spacious living areas. Location Advantage: Nestled in a highly sought-after area with excellent accessibility to Lisbon and major transport links.
The valuation. The asking price of €249,000 is significantly above fair value, with a discrepancy of €110,215 (44.3%). This property is classified as overpriced based on its current market valuation.
Fair value modelled at €138,785 from the area baseline, adjusted for condition and location. Asking €249,000 sits €110,215 (44.3%) above — overpriced versus fair value.
Asking €249,000 versus the rua Licínio Laranjeira area baseline of €137,600 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 65 · Materials 62 · Room dimensions 68). 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.
rua Licínio Laranjeira
Area baseline €137,600 + condition -€13,125 + location +€14,310 = modelled fair value of €138,785 (€1,735/m²), a €110,215 (44.3%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Licínio Laranjeira | Subject | €249,000 | €3,113 | — | 65 | 76 |
| rua Adelino dos Santos Pereira | Active | €260,000 | €3,291 | 5.7% | — | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0900fc | Active | €215,000 | €3,583 | 15.1% | 65 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b0b0 | Active | €279,900 | €3,293 | 5.8% | — | 71 |
| Amora · 1e6464 | Active | €249,000 | €4,446 | 42.9% | — | 70 |
| Median comp | €254,500 | €3,438 | 10.5% | 65 | 72 |
Long-term rental The property is analyzed as overpriced by 44.3% compared to its fair value of €138,785, which limits the potential for positive cash flow. With a gross yield of only 3.5% and a condition rating of 65/100, the long-term rental strategy may yield unsatisfactory returns in comparison to the investment cost. Family rental Given that the property is overpriced at €249,000, families might seek better value in the market, especially with a fair value of €138,785 indicating significant market misalignment. Although the neighborhood has a solid rating of 76/100, this does not compensate for the substantial gap in pricing. Buy-and-hold As the property is currently overpriced by 44.3%, the buy-and-hold strategy presents a financial risk given the fair value of €138,785. The moderate gross yield of 3.5% may not justify the higher initial investment, thereby affecting the long-term financial viability of this approach.
Tenant turnover risk High tenant turnover could occur despite a 75/100 tenant stability score, indicating potential instability in rental income and increased costs for finding new tenants.
