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 80 m², built in 1994. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment benefits from a heat recovery system, ensuring energy efficiency, and boasts three fronts, providing excellent natural light throughout the living spaces.
The valuation. The asking price of €261,000 is substantially above fair value, which is estimated at €143,785, resulting in an overpricing of €117,215 (44.9%). This indicates the property is overpriced. Buy-to-flip angle. With strategic renovations focused on enhancing the kitchen and bathroom areas, this property could yield a profitable resale within 12-18 months. Aiming for a target sale price around €300,000 may attract market interest. Buy-to-let angle. The projected gross rental income of approximately €848 per month results in an estimated gross yield of 3.9%. This stable income stream can benefit from rising rental demand in the suburban area.
Fair value modelled at €143,785 from the area baseline, adjusted for condition and location. Asking €261,000 sits €117,215 (44.9%) above — overpriced versus fair value.
Asking €261,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €137,600 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 70 · Materials 75 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 75 · Amenities 80 · Economic 80 · 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 €137,600 + condition -€8,125 + location +€14,310 = modelled fair value of €143,785 (€1,797/m²), a €117,215 (44.9%) gap versus the €261,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f36318 | Subject | €261,000 | €3,263 | — | 70 | 76 |
| rua Licínio Laranjeira | Active | €249,000 | €3,113 | 4.6% | 65 | 76 |
| rua Adelino dos Santos Pereira | Active | €260,000 | €3,291 | 0.9% | — | 74 |
| Amora · 25f906 | Active | €275,000 | €4,167 | 27.7% | 74 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f211 | Active | €270,000 | €3,418 | 4.8% | 70 | 81 |
| Median comp | €265,000 | €3,355 | 2.8% | 70 | 76 |
Long-term rental The property is overpriced at €261,000, with a fair value of €143,785, indicating a significant gap of 44.9%. Given the gross yield of 3.9%, the investment may struggle to generate sufficient returns over a long-term rental strategy. Buy-and-hold With the property’s current listing significantly above fair value, the potential for capital appreciation does not align with the high entry cost of €261,000. An appreciation that reflects the neighborhood score of 76/100 may not justify the current price, making this buy-and-hold strategy less appealing. Family rental Although the area has good amenities and connectivity, the property’s price of €261,000 suggests it is overpriced compared to its fair value of €143,785. This pricing may limit the attractiveness for family rentals in a suburban location, where a more reasonable entry price could enhance demand and tenant quality.
Tenant turnover risk With a tenant stability score of 70/100, there is a heightened risk of turnover, which can lead to potential vacancies and increased costs for finding new tenants.
