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 92 m², built in 1980. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a balcony that enhances the living space and provides opportunities for outdoor relaxation, perfect for enjoying fresh air in a bustling urban environment.
The valuation. The asking price of €248,000 is significantly above the fair value of €179,040, making it overpriced by €68,960 (27.8%). This discrepancy suggests that investors should approach this property with caution.
Fair value modelled at €179,040 from the area baseline, adjusted for condition and location. Asking €248,000 sits €68,960 (27.8%) 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 €158,240 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 79/100 (Housing Market 80 · Amenities 80 · Economic 90 · 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 €158,240 + condition +€2,444 + location +€18,356 = modelled fair value of €179,040 (€1,946/m²), a €68,960 (27.8%) 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 · ba5996 | Subject | €248,000 | €2,696 | — | 75 | 79 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 17.6% | 80 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 90d8f8 | Active | €275,000 | €3,056 | 13.4% | 74 | 76 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 53.2% | 75 | 73 |
| Amora · 93747a | Active | €240,000 | €3,429 | 27.2% | 70 | 77 |
| Median comp | €267,500 | €3,300 | 22.4% | 75 | 75 |
Long-term rental This property is overpriced at €248,000, significantly surpassing its fair value of €179,040, which limits the attractiveness of long-term rental prospects. With a gross yield of 4.2%, the return on investment does not adequately compensate for the price premium. Family rental The property, while located in a suburban area near Lisbon with a decent neighbourhood score of 79/100, is overpriced at €248,000 compared to its fair value of €179,040. Families seeking rentals in this price range may be deterred by the significant gap between the listing price and fair value. Buy-and-hold Investing in this property at the current listing price of €248,000 seems unwise, given that it is priced 27.8% above the fair value of €179,040. The expected yield of 4.2% does not justify the high entry costs associated with this buy-and-hold strategy.
Tenant turnover risk: With a tenant stability score of 75/100, there is a moderate risk of tenant turnover that could lead to increased vacancy rates and associated costs.
