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.
4-bedroom, 2-bathroom apartment of 90 m², energy rating F. Located on rua Gil Vicente, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features an attic space with multiple Velux windows that could be converted for additional living area, enhancing its overall value and potential.
The valuation. The asking price of €265,000 sits €135,166 above the fair value of €129,834, representing a 51.0% markup. This property is overpriced based on current market conditions. Buy-to-flip angle. The potential for a buy-to-flip strategy appears limited given the high asking price and average condition, requiring significant investment in updates to attract buyers. Buy-to-let angle. With an estimated gross yield of 0%, the property is not generating rental income, making it an unattractive buy for a long-term rental strategy.
Fair value modelled at €129,834 from the area baseline, adjusted for condition and location. Asking €265,000 sits €135,166 (51.0%) above — overpriced versus fair value.
Asking €265,000 versus the rua Gil Vicente area baseline of €274,500 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 48/100 (Condition 45 · Materials 50 · Room dimensions 55). 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
Area baseline €274,500 + condition -€37,969 + location +€13,003 = modelled fair value of €129,834 (€1,443/m²), a €135,166 (51.0%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Vicente | Subject | €265,000 | €2,944 | — | 45 | 71 |
| rua Gil Vicente | Active | €265,000 | €2,677 | 9.1% | 45 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d52f2 | Active | €265,000 | €1,721 | 41.6% | 42 | 72 |
| rua 5 | Active | €275,000 | €2,644 | 10.2% | — | 72 |
| Median comp | €265,000 | €2,644 | 10.2% | 44 | 72 |
Long-term rental The expected yield of 0% gross indicates that this property is not a viable option for long-term rental, as it is overpriced at €265,000 compared to the fair value of €129,834. Additionally, with a condition score of 48/100, significant investment would be needed to make it suitable for tenants. Family rental While the suburban location near Lisbon offers some appeal for families, the high pricing at €265,000 represents a substantial gap from the fair value of €129,834, making this an unwise investment. Furthermore, the property's condition rating of 48/100 suggests that it would require considerable refurbishment to meet family needs, worsening its attractiveness. Buy-and-hold Acquiring this property as a buy-and-hold investment is not advisable due to its 0% yield and the significant gap from its fair value of €129,834, as it is selling for €265,000. The combination of an unfavorable condition rating of 48/100 and an inflated price dramatically undermines its potential for appreciation over time.
Economic and Tenant Risk With both economic and tenant stability scores at 70/100, there is a risk of potential volatility in rental income should local economic conditions or tenant turnover worsen significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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