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 91 m², built in 2009, energy rating B. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment boasts a private storage room of 11m² on the top floor, adding valuable space for organization and convenience in a well-defined living area. Location Attributes: Situated in a tranquil cul-de-sac, it highlights low vehicle movement and a family-friendly atmosphere, enhancing everyday comfort.
The valuation. The asking price of €318,000 exceeds the fair value of €179,536 by €138,464, representing a 43.5% overvaluation. This property is not a financial opportunity for investors seeking fair market entry points.
Fair value modelled at €179,536 from the area baseline, adjusted for condition and location. Asking €318,000 sits €138,464 (43.5%) above — overpriced versus fair value.
Asking €318,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €156,520 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 65 · 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 €156,520 + condition +€9,242 + location +€13,774 = modelled fair value of €179,536 (€1,973/m²), a €138,464 (43.5%) gap versus the €318,000 asking price.
Long-term rental The property is overpriced at €318,000 while fair value sits at €179,536, creating a significant gap of 43.5%. With a gross yield of only 2.8%, the long-term rental potential does not justify this price point. Family rental Despite the suburban location's appeal to stable tenant populations, the property’s current price is excessively high compared to its valuation of €179,536. The combined condition and neighborhood ratings may attract families, but the yield does not support the asking price for family rental investments. Value-add renovation Although there is potential for value-add through renovations given a high condition score of 82/100, the property remains overpriced relative to fair market value. Investing in improvements could enhance appeal, yet the current valuation does not align with sound investment principles due to its significant overpricing. Not ideal for short-term vacation rental Given the overpriced status of the property, it is not suitable for short-term vacation rentals where competitive pricing is crucial. The location's appeal does not compensate for the current excessive asking price. Not ideal for student housing The property is overpriced at €318,000, which contradicts the price sensitivity within the student housing market. With a gross yield of 2.8%, it is unlikely to attract students at this elevated price. Not ideal for luxury market This property, given its high price of €318,000, fails to meet the expectations of the luxury market where value and quality consistently intersect. The asking price is misaligned with market standards for luxury rentals, placing it at a disadvantage in this sector.
Potential Tenant Turnover Risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could impact rental income stability.
