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.
3-bedroom, 2-bathroom apartment of 99 m², built in 1979, energy rating C. Located on rua Gil Vicente, 33, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features versatile independent zones that offer the potential for a home office or suite in the attic—ideal for large families or multi-functional living.
The valuation. The asking price of €265,000 sits €114,882 (43.4%) above the fair value of €150,118. Thus, this property is assessed as overpriced. Buy-to-flip angle. A buy-to-flip strategy could involve renovating the apartment to enhance its quality, particularly in the living areas, in hopes of attaining a higher resale price in the current market. Buy-to-let angle. With an estimated gross yield of 5% at €1,104/month, the rental income strategy focuses on attracting families seeking the suburban lifestyle while being close to Lisbon's amenities.
Fair value modelled at €150,118 from the area baseline, adjusted for condition and location. Asking €265,000 sits €114,882 (43.4%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente, 33 area baseline of €170,280 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 (Condition 48 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente, 33
Area baseline €170,280 + condition -€33,103 + location +€12,941 = modelled fair value of €150,118 (€1,516/m²), a €114,882 (43.4%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente, 33 | Subject | €265,000 | €2,677 | — | 48 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40aea | Active | €265,000 | €2,789 | 4.2% | 55 | 78 |
| rua Gil Vicente | Active | €265,000 | €3,118 | 16.5% | 60 | 69 |
| rua Bernarda de Lacerda, 5 | Active | €295,000 | €2,634 | 1.6% | 65 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b9e8 | Active | €365,000 | €4,101 | 53.2% | — | 71 |
| Median comp | €280,000 | €2,954 | 10.3% | 60 | 71 |
Long-term rental The property is overpriced at €265,000, significantly exceeding its fair value of €150,118, which suggests a poor investment for a long-term rental strategy. With a gross yield of only 5% and a condition score of 54/100, the potential returns do not justify the high acquisition cost. Family rental Given the property's price, it does not align well with family rental demands due to its 43.4% gap from fair value, which makes it less attractive for potential tenants seeking value. While the suburban location offers lower crime and access to amenities, the high price diminishes its appeal in this market segment. Buy-and-hold The investment in this property is questionable as it is overpriced compared to its fair value, making future appreciation uncertain. With a weak condition score and suboptimal yield, holding onto this property could lead to below-average financial performance over the long term.
[Tenant turnover risk] The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs. Should tenant turnover be higher than expected, this may impact cash flow negatively due to 35% of tenants potentially leaving within a year based on the score provided.
