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.
1-bedroom, 1-bathroom apartment of 65 m², built in 1990, energy rating E. Located on rua Florbela Espanca, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment has potential as a two-bedroom unit with a balcony off one room and a practical pantry in the kitchen, enhancing storage capacity.
The valuation. The asking price of €198,000 is significantly above the fair value of €114,591, indicating that the property is overpriced by €83,409 or 42.1%. This suggests limited potential for an immediate return on investment.
Fair value modelled at €114,591 from the area baseline, adjusted for condition and location. Asking €198,000 sits €83,409 (42.1%) above — overpriced versus fair value.
Asking €198,000 versus the rua Florbela Espanca area baseline of €198,250 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 64 · Materials 67 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Florbela Espanca
Area baseline €198,250 + condition -€8,836 + location +€11,627 = modelled fair value of €114,591 (€1,763/m²), a €83,409 (42.1%) gap versus the €198,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Florbela Espanca | Subject | €198,000 | €3,046 | — | 64 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 6.5% | 65 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 12.1% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · cfe0c3 | Active | €260,000 | €3,333 | 9.4% | 72 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 261fd0 | Active | €270,000 | €3,971 | 30.3% | 70 | 69 |
| Median comp | €265,000 | €3,374 | 10.8% | 70 | 74 |
Long-term rental The 1-bed apartment is priced at €198,000, which is significantly above the fair value of €114,591, creating a 42.1% gap that suggests it is not an optimal long-term rental investment. Despite a respectable gross yield of 4.4%, the high purchase price may limit the potential for stable cash flows over time. Family rental With the listing price of €198,000 far exceeding the fair value of €114,591, this apartment is an overpriced option for family rentals in the area. Although the neighbourhood offers a moderate quality rating of 76/100, the elevated cost calls into question the long-term viability of this property for family housing. Buy-and-hold Given the significant markup from its fair value of €114,591 to the listing price of €198,000, the property is priced too high for a buy-and-hold strategy. The potential for appreciation may be stunted due to its current valuation, despite being in a region characterized by suburban stability and proximity to Lisbon amenities.
Potential Economic Downturn The combined economic and tenant stability scores of 75/100 suggest a moderate risk if there is an economic downturn, potentially lowering tenant retention and increasing vacancy rates.
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