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 76 m², built in 1989, energy rating D. Located on rua Paio Pires Futebol Clube, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious sunroom with abundant natural light and showcases vintage tiles in the kitchen that accentuate its character.
The valuation. The asking price of €249,000 is significantly above the fair value of €135,169, with a discrepancy of €113,831 (45.7%). The property is therefore considered overpriced.
Fair value modelled at €135,169 from the area baseline, adjusted for condition and location. Asking €249,000 sits €113,831 (45.7%) above — overpriced versus fair value.
Asking €249,000 versus the rua Paio Pires Futebol Clube area baseline of €218,424 (€2,874/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 68 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Paio Pires Futebol Clube
Area baseline €218,424 + condition -€6,531 + location +€10,980 = modelled fair value of €135,169 (€1,779/m²), a €113,831 (45.7%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Paio Pires Futebol Clube | Subject | €249,000 | €3,276 | — | 70 | 71 |
| praceta Madalena da Glória | Active | €270,000 | €2,700 | 17.6% | 70 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf2a8b | Active | €385,000 | €3,348 | 2.2% | 72 | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 49b7bd | Active | €365,000 | €3,476 | 6.1% | 70 | 71 |
| Alto do Seixalinho, Santo André e Verderena · 1e6445 | Active | €319,900 | €2,831 | 13.6% | 70 | 75 |
| Median comp | €342,450 | €3,090 | 5.7% | 70 | 73 |
Long-term rental The property’s pricing at €249,000 presents a significant gap of 45.7% above its fair value of €135,169. With a gross yield of only 3.7%, it may struggle to attract long-term tenants in a suburban area characterized by moderate amenities and tenant quality. Family rental At €249,000, this property is overpriced, which could deter families looking for quality space at reasonable prices in União das Freguesias do Seixal. Given the condition rating of 70/100 and the overall neighborhood score of 71/100, family renters may find more appealing options elsewhere. Buy-and-hold Investing in this property at €249,000 is questionable due to its significant overvaluation relative to the fair value of €135,169. As a buy-and-hold strategy, the low yield of 3.7% and the suburban characteristics may not justify the premium paid for this apartment.
Tenant turnover risk With a tenant stability score of 65/100, there is a significant risk of high tenant turnover, potentially leading to increased vacancy rates and lost rental income.
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