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, 1-bathroom apartment of 63 m², built in 2026, energy rating A. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts excellent natural light throughout, enhancing the spacious feel, while its direct access to storage on the same floor promotes exceptional convenience and efficiency.
The valuation. The asking price of €450,000 significantly exceeds the fair value of €123,781 by €326,219 (72.5%), indicating the property is overpriced. This discrepancy suggests that potential investors should exercise caution before proceeding. Buy-to-flip angle. A buy-to-flip strategy may not be optimal as the current valuation does not present a favorable condition for resale within the market. The high acquisition price limits potential profit margins significantly. Buy-to-let angle. The estimated rental income of €750/month translates to a gross yield of only 2%, which is relatively low for the investment required. This may deter frequent buy-to-let investors seeking higher returns in a competitive rental landscape.
Fair value modelled at €123,781 from the area baseline, adjusted for condition and location. Asking €450,000 sits €326,219 (72.5%) above — overpriced versus fair value.
Asking €450,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €192,150 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 80 · Amenities 75 · Economic 70 · Tenant Quality 55). 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 €192,150 + condition +€7,186 + location +€8,235 = modelled fair value of €123,781 (€1,965/m²), a €326,219 (72.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4a7e1f | Subject | €450,000 | €7,143 | — | 80 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba59cc | Active | €475,000 | €2,969 | 58.4% | 78 | 66 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 735649 | Active | €318,000 | €3,495 | 51.1% | 78 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbde9 | Active | €590,000 | €4,720 | 33.9% | 75 | 72 |
| avenida Vasco da Gama, 30 | Active | €435,000 | €3,480 | 51.3% | 75 | 76 |
| Median comp | €455,000 | €3,488 | 51.2% | 77 | 72 |
Long-term rental Despite the proximity to Lisbon that typically boosts rental demand, this property is priced significantly above its fair value, indicating it may not generate sufficient rental income to cover its costs. With a gross yield of only 2%, the potential returns do not justify the high purchase price of €450,000. Family rental Although the neighborhood benefits from a mix of urban and suburban elements, the pricing of this apartment does not align with the financial expectations for family rentals. The gap of 72.5% from fair value suggests families looking for stable housing may find more reasonable options elsewhere. Buy-and-hold Holding this apartment as a long-term investment appears risky given its current overvaluation of €450,000 compared to a fair value of €123,781. Investors may struggle to see significant appreciation or rental yield that would justify such a high entry price in a suburban context with an overall neighborhood rating of 69/100.
Tenant volatility risk The tenant stability score of 55/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and lower rental income.
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