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 78 m², energy rating E. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment boasts a functional layout that allows for flexible use of space, adapting easily between its original configuration and a comfortable master bedroom, ensuring it meets varied lifestyle needs.
The valuation. The asking price of €260,000 is significantly above its fair value of €141,750, creating a disparity of €118,250 or 45.5%. This property is clearly overpriced, making it a poor investment option.
Fair value modelled at €141,750 from the area baseline, adjusted for condition and location. Asking €260,000 sits €118,250 (45.5%) above — overpriced versus fair value.
Asking €260,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €134,160 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 70 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 70 · Amenities 80 · Economic 70 · Tenant Quality 70). 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 €134,160 + condition -€4,753 + location +€12,343 = modelled fair value of €141,750 (€1,817/m²), a €118,250 (45.5%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · cfe0c3 | Subject | €260,000 | €3,333 | — | 72 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 2.4% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 2.7% | 65 | 75 |
| Amora · 4b8f15 | Active | €235,000 | €2,701 | 19.0% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 261fd0 | Active | €270,000 | €3,971 | 19.1% | 70 | 69 |
| Median comp | €255,000 | €3,329 | 0.1% | 70 | 74 |
Long-term rental This 2-bed apartment in União das Freguesias do Seixal is listed at €260,000, which significantly exceeds its fair value of €141,750, indicating the property is overpriced by 45.5%. With a gross yield of 4.3%, the investment doesn't offer sufficient returns to justify the steep price. Family rental Although this apartment could appeal to families seeking proximity to Lisbon, its listing price of €260,000 positions it as overpriced compared to the fair value of €141,750. The property's gross yield of 4.3% suggests it may not meet the financial expectations of families searching for affordable rental options. Buy-and-hold Investing in this apartment as a buy-and-hold strategy appears less attractive due to its valuation of €260,000, which is notably above the fair value of €141,750 and thus classified as overpriced. The potential gross yield of 4.3% does not adequately compensate for the elevated purchase price, challenging the long-term profitability of this investment.
Economic and Tenant Volatility: With both economic stability and tenant stability scores at 70/100, there is a risk of fluctuating income and potential tenant turnover, which could impact cash flow consistency.
