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 duplex of 86 m². Located on rua Gil Vicente, 33, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Unique Feature: The attic offers a versatile space with abundant natural light from two Velux windows, expanding the property's usable area beyond typical layouts. Maintenance Note: Significant updating is needed due to wear and dated fixtures.
The valuation. The asking price of €265,000 is significantly above its fair value of €116,673, representing an overpricing of €148,327 (56.0%). This suggests that the property is not a sound investment at this price point.
Fair value modelled at €116,673 from the area baseline, adjusted for condition and location. Asking €265,000 sits €148,327 (56.0%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente, 33 area baseline of €147,920 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 43/100 (Condition 35 · Materials 45 · Room dimensions 52). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Gil Vicente, 33
Area baseline €147,920 + condition -€43,672 + location +€12,425 = modelled fair value of €116,673 (€1,357/m²), a €148,327 (56.0%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente, 33 | Subject | €265,000 | €3,081 | — | 35 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 023740 | Active | €265,000 | €3,118 | 1.2% | 42 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0238da | Active | €265,000 | €2,944 | 4.4% | 40 | 73 |
| rua Gil Vicente, 33 | Active | €265,000 | €2,944 | 4.4% | 30 | 74 |
| rua Gil Vicente S / N | Active | €265,000 | €2,944 | 4.4% | 42 | 69 |
| Median comp | €265,000 | €2,944 | 4.5% | 41 | 74 |
Long-term rental The property is overpriced with a listing price of €265,000, which significantly exceeds the fair value of €116,673. At a gross yield of 4.5%, the potential income does not compensate for the substantial gap between the listing price and the fair market value. Buy-and-hold Given the current valuation of €265,000, the property does not present a compelling buy-and-hold opportunity, as it is overpriced by 56% compared to its fair value. The lower condition rating of 43/100 further diminishes its attractiveness for long-term investment. Family rental While the neighborhood receives a decent score of 71/100, the property’s listing price of €265,000 makes it overpriced against the fair value of €116,673. As a result, families seeking rental options may find better value elsewhere in the market that provide comparable amenities and tenant quality. Not ideal for The market dynamics indicate this property is not suitable for short-term vacation rentals or student housing, particularly given its overpriced status at €265,000. Additionally, the property fails to meet the standards expected in the luxury market, which further limits its appeal.
Economic and Tenant Instability The property faces a risk of decreased occupancy and rental income due to its economic stability score of 70/100 and tenant stability score of 70/100, indicating potential volatility in both market conditions and tenant reliability.
