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.
3-bedroom, 2-bathroom apartment of 111 m², energy rating D. Located on rua Júlio Augusto Henriques, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. The property includes a pantry for additional storage, enhancing the functionality of the kitchen and overall living experience.
The valuation. The asking price of €298,500 significantly exceeds the fair value estimate of €204,322 by €94,178 (31.6%). This property is overpriced according to market standards.
Fair value modelled at €204,322 from the area baseline, adjusted for condition and location. Asking €298,500 sits €94,178 (31.6%) above — overpriced versus fair value.
Asking €298,500 versus the rua Júlio Augusto Henriques area baseline of €319,014 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Júlio Augusto Henriques
Area baseline €319,014 + condition -€4,163 + location +€17,565 = modelled fair value of €204,322 (€1,841/m²), a €94,178 (31.6%) gap versus the €298,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Júlio Augusto Henriques | Subject | €298,500 | €2,689 | — | 70 | 73 |
| avenida 1 de Maio | Active | €336,500 | €3,205 | 19.2% | 74 | 68 |
| avenida 1º de Maio, 89 | Active | €335,000 | €3,190 | 18.6% | 78 | 73 |
| rua Augusto Henriques | Active | €285,000 | €2,969 | 10.4% | 70 | 73 |
| rua 1º de Maio, 83 | Active | €295,000 | €2,892 | 7.5% | 62 | 78 |
| Median comp | €315,000 | €3,080 | 14.5% | 72 | 73 |
Long-term rental With a fair value of €204,322, the listed price of €298,500 suggests that this property is overpriced by 31.6%, which diminishes its appeal for the long-term rental market. The gross yield of 4.3% is relatively low given the property’s condition and the neighborhood rating of 73/100, making it less attractive for sustained investment in rentals. Family rental The family rental strategy is negatively impacted by the property being overpriced by 31.6%, as the listing price of €298,500 is significantly above its fair value of €204,322. Additionally, while the neighborhood offers reasonable amenities, the low yield of 4.3% does not align with the financial goals typical of family rental investments. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its current listing price of €298,500, which is 31.6% above the fair value of €204,322. The yield of 4.3% does not compensate for the risk of holding an overpriced asset in a suburban market with only moderate neighborhood ratings.
Tenant turnover risk With a tenant stability score of 65/100, there may be a higher risk of turnover, potentially resulting in increased vacancy rates and associated costs due to inconsistent rental income.
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