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 apartment of 85 m², energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment benefits from air conditioning in the open-plan kitchen and living room, enhancing comfort during warm seasons, and is set in a tranquil, family-friendly neighborhood.
The valuation. The asking price of €279,900 is significantly higher than the fair value of €155,773, representing an overpriced situation with a discrepancy of €124,127 (44.3%).
Fair value modelled at €155,773 from the area baseline, adjusted for condition and location. Asking €279,900 sits €124,127 (44.3%) above — overpriced versus fair value.
Asking €279,900 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €244,290 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 68 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · 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 €244,290 + condition -€5,047 + location +€14,620 = modelled fair value of €155,773 (€1,833/m²), a €124,127 (44.3%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 956957 | Subject | €279,900 | €3,293 | — | 68 | 75 |
| Amora · 090126 | Active | €338,000 | €3,018 | 8.4% | 69 | 75 |
| rua Independente S / N | Active | €300,000 | €3,448 | 4.7% | 74 | 72 |
| praceta Tomás da Fonseca, 1 | Active | €338,000 | €3,018 | 8.4% | 66 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1e64e2 | Active | €298,000 | €3,041 | 7.7% | 72 | 74 |
| Median comp | €319,000 | €3,030 | 8.0% | 71 | 75 |
Long-term rental The property is overpriced by 44.3%, which suggests that potential profitability may be limited in the long-term rental market. With a gross yield of only 3.4% and a fair value significantly lower than the listing price, this strategy is unlikely to yield satisfactory returns. Family rental While the apartment is situated within the Lisbon suburban region with access to amenities, its current listing price at €279,900 exceeds fair value by 44.3%. This makes it a less attractive option for family rental, as the financial outlay does not align with the expected rental income. Buy-and-hold Investing in the property for a buy-and-hold strategy could result in a financial strain, as it is overpriced by 44.3% compared to its fair value. The combination of a modest 3.4% yield and the inflated price suggests that holding this asset might not be a prudent long-term investment strategy.
[Tenant turnover risk] With a tenant stability score of 65/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and associated costs for the property owner.
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