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, 1-bathroom duplex of 90 m², energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This duplex boasts excellent attic utilization with Velux windows, enhancing natural light and providing additional living space not common in similar properties.
The valuation. The asking price of €265,000 is significantly above the fair value of €154,276, resulting in an overpricing of €110,724 (41.8%). This discrepancy suggests that the property is not financially viable for serious investors seeking a reasonable return.
Fair value modelled at €154,276 from the area baseline, adjusted for condition and location. Asking €265,000 sits €110,724 (41.8%) above — overpriced versus fair value.
Asking €265,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €258,660 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 (Condition 62 · Materials 67 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 60). 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 €258,660 + condition -€14,766 + location +€14,242 = modelled fair value of €154,276 (€1,714/m²), a €110,724 (41.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 7354d6 | Subject | €265,000 | €2,944 | — | 62 | 73 |
| Amora · 261db9 | Active | €279,000 | €3,100 | 5.3% | 60 | 73 |
| Amora · 0dce95 | Active | €279,000 | €2,790 | 5.2% | 61 | 72 |
| rua Professor Paulo Assunção Bagina, 4 | Active | €315,000 | €3,000 | 1.9% | 70 | 75 |
| rua Bernarda de Lacerda, 5 | Active | €295,000 | €2,634 | 10.5% | 65 | 70 |
| Median comp | €287,000 | €2,895 | 1.7% | 63 | 73 |
Long-term rental Given the current listing price of €265,000 against a fair value of €154,276, this 4-bed duplex is overpriced by 41.8%, which makes it an ineffective long-term rental investment due to low yield prospects. The neighbourhood's average rating of 73/100 suggests decent but not exceptional tenant quality which may lead to difficulty in achieving favorable rental returns. Family rental The high listing price of €265,000, compared to its fair value of €154,276, indicates that this property is overpriced, making it less attractive for family rental purposes. Additionally, with the property scoring 65/100 in condition, it may deter families seeking well-maintained housing options. Buy-and-hold At a listing price of €265,000, substantially above the fair value of €154,276, the buy-and-hold strategy becomes less appealing, indicating that the property is overpriced. Moreover, the 0% gross yield reflects poor potential for income generation over time, placing this investment strategy at a disadvantage in the current market context.
Tenant turnover risk The tenant stability score of 60/100 indicates a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
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