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 68 m², built in 1996, energy rating E. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a practical attic storage room and is situated in a family-friendly area within walking distance of schools and local amenities.
The valuation. The asking price of €270,000 sits significantly above the fair value of €118,836, resulting in a substantial overpricing of €151,164 (56.0%). This valuation discrepancy suggests that the property may lack justification for its current market listing.
Fair value modelled at €118,836 from the area baseline, adjusted for condition and location. Asking €270,000 sits €151,164 (56.0%) above — overpriced versus fair value.
Asking €270,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €116,960 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 67 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). 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 €116,960 + condition -€7,012 + location +€8,889 = modelled fair value of €118,836 (€1,748/m²), a €151,164 (56.0%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 261fd0 | Subject | €270,000 | €3,971 | — | 70 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 14.0% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 18.3% | 65 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · cfe0c3 | Active | €260,000 | €3,333 | 16.0% | 72 | 73 |
| avenida 1º de Maio | Active | €270,000 | €3,699 | 6.8% | 65 | 74 |
| Median comp | €265,000 | €3,374 | 15.0% | 68 | 74 |
Long-term rental While the property offers a reasonable gross yield of 3.5%, it is significantly overpriced at €270,000, compared to the fair value of €118,836, indicating a substantial gap of 56%. This discrepancy suggests that securing tenants will be challenging in a typical Lisbon suburban environment where price sensitivity is likely to be prevalent. Family rental The 2-bed apartment's condition rating of 68 and the neighborhood rating of 69 imply decent living standards; however, its pricing does not align with the local market. Given the €270,000 listing price against a fair value of €118,836, the property is not positioned effectively for attracting family renters who prioritize value. Buy-and-hold Even though the apartment's location provides accessibility to suburban amenities, its current asking price of €270,000 far exceeds the fair value of €118,836, marking it as overpriced. As a buy-and-hold investment, this discrepancy could lead to reduced capital appreciation and difficulty in generating sustainable income over time.
Tenant turnover risk High tenant turnover is a possibility due to a tenant stability score of 65/100, which indicates potential challenges in retaining tenants long-term.
