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 127 m², built in 2008, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features a fireplace with heat recovery, enhancing energy efficiency while providing additional warmth during colder months.
The valuation. The asking price of €360,000 is significantly above its fair value of €219,803, presenting an excess of €140,197 (38.9%). This property is considered overpriced and does not represent a sound investment opportunity.
Fair value modelled at €219,803 from the area baseline, adjusted for condition and location. Asking €360,000 sits €140,197 (38.9%) above — overpriced versus fair value.
Asking €360,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €387,350 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 70 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · 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 €387,350 + condition -€17,859 + location +€19,223 = modelled fair value of €219,803 (€1,731/m²), a €140,197 (38.9%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 28b70a | Subject | €360,000 | €2,835 | — | 70 | 72 |
| praceta Tomás da Fonseca, 1 | Active | €338,000 | €3,018 | 6.5% | 66 | 75 |
| Amora · 090126 | Active | €338,000 | €3,018 | 6.5% | 69 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 956957 | Active | €279,900 | €3,293 | 16.2% | 68 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1e64e2 | Active | €298,000 | €3,041 | 7.3% | 72 | 74 |
| Median comp | €318,000 | €3,030 | 6.9% | 69 | 75 |
Long-term rental The current listing price of €360,000 for the apartment represents a 38.9% gap above its fair value of €219,803, indicating that the property is overpriced. With a modest gross yield of 3.9% and a neighbourhood rating of 72/100, the long-term rental strategy may not provide the expected returns in relation to the purchase price. Family rental Priced at €360,000, this 3-bed apartment exceeds its fair value by 38.9%, thus categorizing it as overpriced for a family rental investment. While the housing market offers amenities that could appeal to families, the lower-than-expected gross yield of 3.9% raises concerns about the attractiveness of this strategy. Buy-and-hold This property, listed at €360,000, is priced 38.9% above its fair value, making it an overpriced option for a buy-and-hold investment strategy. Although the neighbourhood enjoys a positive rating of 72/100, the 3.9% gross yield suggests limited potential for capital appreciation relative to its cost. Not ideal for This property is not suited for short-term vacation rental due to its overpriced valuation of €360,000, which exceeds its fair value by 38.9%. Additionally, the location and gross yield of 3.9% do not align with the typical success metrics for short-term rentals. Not ideal for The apartment is also unsuitable for student housing investments, as it is priced at €360,000—38.9% above its fair value of €219,803, positioning it clearly as overpriced. The gross yield of 3.9% does not meet the financial expectations usually sought in student housing markets.
Economic Vulnerability The property faces potential economic risks as indicated by a moderate economic stability score of 70/100, suggesting susceptibility to downturns that could affect tenant retention and rental income.
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