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 52 m². Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Outstanding feature: This apartment offers exclusive access to a 30m² private terrace, perfect for outdoor gatherings and relaxation, enhancing its appeal and livability.
The valuation. The asking price of €245,000 is significantly above the fair value of €91,964, representing an overpricing of €153,036 (62.5%). Such a disparity indicates that the property is not a financially sound investment. Buy-to-flip angle. A buy-and-flip strategy may struggle here given the high acquisition cost, making quick resale challenging. Potential investors should proceed with caution, as the return on investment looks uncertain. Buy-to-let angle. With an estimated rental income of €715/month, the gross yield stands at 3.5%. This yield may not justify the initial investment given the property's significant overvaluation.
Fair value modelled at €91,964 from the area baseline, adjusted for condition and location. Asking €245,000 sits €153,036 (62.5%) above — overpriced versus fair value.
Asking €245,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €89,440 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 60). 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 €89,440 + condition -€4,631 + location +€7,155 = modelled fair value of €91,964 (€1,769/m²), a €153,036 (62.5%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1e61db | Subject | €245,000 | €4,712 | — | 70 | 70 |
| rua Bento Rodrigues, 9 | Active | €259,000 | €3,924 | 16.7% | 74 | 73 |
| Amora · 41ffef | Active | €270,000 | €3,750 | 20.4% | 70 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 00168c | Active | €279,500 | €3,937 | 16.4% | 70 | 76 |
| Amora · f3623c | Active | €268,000 | €3,153 | 33.1% | 65 | 76 |
| Median comp | €269,000 | €3,837 | 18.6% | 70 | 75 |
Family rental Given the current listing price of €245,000, this 2-bed apartment is not suitable for family rental due to its 62.5% gap from the fair value of €91,964, making it a financially unviable option. The modest gross yield of 3.5% further supports that the investment does not align well with rental market expectations. Long-term rental At a listing price of €245,000, this property is overpriced compared to its fair value of €91,964, compromising its potential as a long-term rental option. Consequently, the low yield of 3.5% indicates that this investment would be inequitable for long-term returns. Buy-and-hold Investing in this 2-bed apartment at €245,000 presents an overpriced challenge, as it surpasses the fair value by 62.5% at €91,964. Even with the property’s decent condition score of 69/100, the investment fails to promise adequate appreciation potential as a buy-and-hold strategy.
Tenant turnover risk The tenant stability score of 60/100 suggests a higher likelihood of tenant turnover, which may lead to increased vacancy rates and associated costs.
