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 87 m², energy rating C. Located on rua Luís de Camões, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Feature: This apartment boasts an independent dining room, a rare find in 2-bedroom homes, providing extra space for entertaining guests comfortably.
The valuation. The asking price of €279,500 is significantly above the fair value of €172,271, resulting in an overpriced status of €107,229 (38.4%). This disparity suggests caution for potential investors.
Fair value modelled at €172,271 from the area baseline, adjusted for condition and location. Asking €279,500 sits €107,229 (38.4%) above — overpriced versus fair value.
Asking €279,500 versus the rua Luís de Camões area baseline of €149,640 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 78 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Luís de Camões
Area baseline €149,640 + condition +€7,069 + location +€15,563 = modelled fair value of €172,271 (€1,980/m²), a €107,229 (38.4%) gap versus the €279,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Luís de Camões | Subject | €279,500 | €3,213 | — | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 7.0% | 80 | 76 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 7.0% | 75 | 76 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 12.4% | 82 | 76 |
| rua 25 de Abril | Active | €319,000 | €3,038 | 5.4% | 75 | 76 |
| Median comp | €299,000 | €3,437 | 7.0% | 78 | 76 |
Long-term rental Given the current market dynamics, the 2-bed apartment is overpriced at €279,500 compared to its fair value of €172,271, indicating a significant gap of 38.4%. With a gross yield of only 3.8%, this investment may not provide enough return to justify the elevated listing price. Family rental At €279,500, this property does not represent a compelling option for family rental, considering the fair value sits at €172,271, leading to a pricing discrepancy of 38.4%. Additionally, while the neighborhood quality is decent at 76/100, the yield of 3.8% does not align with expected income returns for family-oriented tenants. Buy-and-hold The buy-and-hold strategy for this apartment is questionable, as its current price of €279,500 is overvalued relative to the fair value of €172,271, resulting in a 38.4% premium. The moderate yield of 3.8% and neighborhood rating of 76/100 may not provide sufficient growth potential to encourage a long-term hold in this inflated market.
Economic Volatility Risk The economic stability score of 75/100 indicates potential fluctuations in local economic conditions, which could affect tenant retention or rental income stability.
