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 85 m², built in 1983, energy rating D. Located on rua Professor Doutor Bento de Jesus Caraça, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a versatile sunroom that enhances living space usability and showcases excellent solar exposure for abundant natural light throughout the day, marking its appeal in the market.
The valuation. The asking price of €294,000 is significantly above the fair value of €135,078, representing an overpricing of €158,922, or 54.1%. This property does not present a viable investment opportunity at its current listed price.
Fair value modelled at €135,078 from the area baseline, adjusted for condition and location. Asking €294,000 sits €158,922 (54.1%) above — overpriced versus fair value.
Asking €294,000 versus the rua Professor Doutor Bento de Jesus Caraça area baseline of €244,290 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 (Condition 60 · Materials 55 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 75 · Amenities 60 · Economic 80 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua Professor Doutor Bento de Jesus Caraça
Area baseline €244,290 + condition -€21,648 + location +€10,526 = modelled fair value of €135,078 (€1,589/m²), a €158,922 (54.1%) gap versus the €294,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Professor Doutor Bento de Jesus Caraça | Subject | €294,000 | €3,459 | — | 60 | 68 |
| rua Professor Doutor Egas Moniz | Active | €225,000 | €2,961 | 14.4% | 60 | 74 |
| rua Professor Doutor Bento de Jesus Caraça | Active | €288,530 | €3,652 | 5.6% | 65 | 70 |
| rua da Boavista, 54 | Active | €249,000 | €2,895 | 16.3% | 55 | 78 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4202a4 | Active | €275,000 | €3,438 | 0.6% | 68 | 74 |
| Median comp | €262,000 | €3,200 | 7.5% | 63 | 74 |
Long-term rental The property is showing a gross yield of 3.8%, which indicates a lower return on investment relative to other opportunities. Given the pricing gap of 54.1% compared to fair value, the investment appears to be overpriced for a long-term rental scenario. Buy-and-hold With the current market listing at €294,000 significantly exceeding its fair value of €135,078, the potential for appreciation seems limited. This substantial price gap suggests that holding this property could yield disappointing returns as the market corrects its valuation. Family rental While the neighborhood has a decent quality rating of 68/100, the valuation of €294,000 is excessively high compared to its fair value, leading to an unfavorable investment proposition. The overpriced nature of this apartment makes it less appealing for family rental opportunities, where price sensitivity is usually stronger compared to other rental types.
Tenant turnover risk With a tenant stability score of 55/100, there is a heightened risk of frequent turnover, which may lead to increased vacancy periods and management costs.
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