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 160 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 spacious balconies that seamlessly integrate indoor and outdoor living, enhancing natural brightness and offering an ideal setting for gatherings around the barbecue terrace.
The valuation. The asking price of €475,000 is significantly above the fair value of €309,313, leading to a valuation discrepancy of €165,687 (34.9%). This property is considered overpriced in the current market conditions.
Fair value modelled at €309,313 from the area baseline, adjusted for condition and location. Asking €475,000 sits €165,687 (34.9%) above — overpriced versus fair value.
Asking €475,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €488,000 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 66/100 (Housing Market 60 · Amenities 65 · Economic 70 · Tenant Quality 70). 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 €488,000 + condition +€16,500 + location +€17,613 = modelled fair value of €309,313 (€1,933/m²), a €165,687 (34.9%) gap versus the €475,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba59cc | Subject | €475,000 | €2,969 | — | 78 | 66 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4a7e1f | Active | €450,000 | €7,143 | 140.6% | 80 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35da2 | Active | €675,000 | €4,219 | 42.1% | 80 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 937467 | Active | €565,000 | €3,924 | 32.2% | 85 | 75 |
| rua José Eugénio Pinheiro da Costa | Active | €675,000 | €4,219 | 42.1% | 75 | 73 |
| Median comp | €620,000 | €4,219 | 42.1% | 80 | 73 |
Long-term rental The property at €475,000 is significantly overpriced, with a fair value of €309,313 indicating a gap of 34.9%. At a gross yield of 2.3%, the financial returns do not justify the elevated price point in a market filled with better value options. Family rental While the apartment is located in a suburban area that offers safety and good access to schools, the €475,000 listing price is above the fair value of €309,313, resulting in a 34.9% premium. This pricing undermines the potential attractiveness to families seeking reasonable rental costs in a desirable area. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given its €475,000 asking price, which is 34.9% above fair value at €309,313. The 2.3% gross yield combined with the current valuation does not support long-term appreciation in a suburban market that is already facing pricing challenges.
Moderate Tenant Risk The combined economic and tenant stability scores of 70/100 indicate potential vulnerabilities, as a score below 75 suggests that both tenant and economic conditions may not be resilient to changes, increasing the risk of vacancies or rent reductions.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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