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 duplex of 125 m², energy rating B. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Unique Feature: The apartment's 150 m² terrace, complete with a jacuzzi and barbecue facilities, offers a luxurious outdoor living space ideal for entertaining with stunning river views.
The valuation. The asking price of €590,000 stands €345,728 above the fair value of €244,272, indicating the property is overpriced by 58.6%. This significant gap suggests potential buyers may face challenges in achieving a satisfactory return on investment.
Fair value modelled at €244,272 from the area baseline, adjusted for condition and location. Asking €590,000 sits €345,728 (58.6%) above — overpriced versus fair value.
Asking €590,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €381,250 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 80 · 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 €381,250 + condition +€10,352 + location +€18,920 = modelled fair value of €244,272 (€1,954/m²), a €345,728 (58.6%) gap versus the €590,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbde9 | Subject | €590,000 | €4,720 | — | 75 | 72 |
| Alto do Seixalinho, Santo André e Verderena · ba3a89 | Active | €485,000 | €3,109 | 34.1% | 74 | 72 |
| avenida Professor Doutor Carlos Ribeiro, 10C | Active | €435,000 | €2,788 | 40.9% | 78 | 75 |
| avenida Vasco da Gama, 30 | Active | €435,000 | €3,480 | 26.3% | 75 | 76 |
| rua Doutor António José de Almeida | Active | €360,000 | €3,429 | 27.4% | 70 | 63 |
| Median comp | €435,000 | €3,269 | 30.7% | 75 | 74 |
Family rental The 3-bed duplex is positioned in a suburban environment, appealing significantly to families seeking spacious accommodations close to the Lisbon metro area. However, with a fair value of €244,272 and a listing price of €590,000, the property shows a concerning gap of 58.6%, making it overpriced in the current market. Long-term rental Despite the 3% gross yield suggesting potential for steady cash flow, the substantial gap between the property’s listing and fair value indicates it may not attract long-term tenants willing to pay the premium price. The insufficient yield, combined with the high purchase price of €590,000, suggests the investment is overpriced and may lead to an unattractive return in the long run. Buy-and-hold While the family-friendly location may seem appealing for a buy-and-hold strategy, the current valuation of €590,000 significantly exceeds the fair market value of €244,272, representing a 58.6% gap. This premium price suggests that holding the asset may be a less favorable proposition, as the potential for capital appreciation is blocked by the property being overpriced.
Tenant Risk The tenant stability score of 65/100 indicates a moderate risk of potential vacancy or turnover, which could impact cash flow stability negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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