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 86 m², energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a cozy living room with a fireplace, ideal for winter evenings, and boasts proximity to essential amenities, enhancing convenience for everyday living.
The valuation. The asking price of €248,000 is significantly above the fair value of €145,646, representing an overpricing of €102,354 or 41.3%. This discrepancy suggests a potential struggle to achieve a satisfactory return on investment.
Fair value modelled at €145,646 from the area baseline, adjusted for condition and location. Asking €248,000 sits €102,354 (41.3%) above — overpriced versus fair value.
Asking €248,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €247,164 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). 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 €247,164 + condition -€17,066 + location +€14,792 = modelled fair value of €145,646 (€1,694/m²), a €102,354 (41.3%) gap versus the €248,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbd23 | Subject | €248,000 | €2,884 | — | 65 | 75 |
| Amora · 1e6464 | Active | €249,000 | €4,446 | 54.2% | — | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0900fc | Active | €215,000 | €3,583 | 24.3% | 65 | 73 |
| Barreiro e Lavradio · 1e60c3 | Active | €219,000 | €3,269 | 13.3% | — | 73 |
| rua Professor Doutor Egas Moniz | Active | €225,000 | €2,961 | 2.7% | 60 | 74 |
| Median comp | €222,000 | €3,426 | 18.8% | 63 | 73 |
Long-term rental Given the property’s current listing price of €248,000, which is significantly above the fair value of €145,646, the potential for long-term rental profitability is severely constrained. The 5% gross yield does not offset the substantial 41.3% gap from fair value, indicating that this investment is overpriced in a competitive market. Family rental The property’s family-friendly attributes are overshadowed by its valuation, as it remains overpriced at €248,000 compared to the fair market value of €145,646. While the neighborhood scores a solid 75/100 for livability, the excessive price does not provide a favorable environment for family rentals in the long term. Buy-and-hold Investing in this 2-bed apartment as a buy-and-hold strategy is not advisable due to its current listing price of €248,000, greatly exceeding the fair value of €145,646. The projected appreciation potential is undermined by the 41.3% valuation gap, rendering this purchase overpriced and risky for long-term investors.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which could lead to potential vacancies affecting rental income.
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