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 98 m², built in 1982, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a private outdoor space, perfect for relaxation or small gatherings, enhancing its appeal for those seeking a bit of nature in an urban setting.
The valuation. The asking price of €280,000 sits significantly above the fair value of €161,738, marking a discrepancy of €118,262, or 42.2%. This property is considered overpriced given its current market conditions.
Fair value modelled at €161,738 from the area baseline, adjusted for condition and location. Asking €280,000 sits €118,262 (42.2%) above — overpriced versus fair value.
Asking €280,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €298,900 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 65 · Materials 60 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 66/100 (Housing Market 65 · Amenities 60 · 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 €298,900 + condition -€17,609 + location +€10,788 = modelled fair value of €161,738 (€1,650/m²), a €118,262 (42.2%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 28b979 | Subject | €280,000 | €2,857 | — | 65 | 66 |
| rua João Martins Bandeira S / N | Active | €240,000 | €3,429 | 20.0% | 60 | 76 |
| travessa Tomás Abril | Active | €265,000 | €3,442 | 20.5% | 65 | 73 |
| rua Luís de Camões, 3 | Active | €237,500 | €3,493 | 22.2% | 62 | 68 |
| rua António Bandeira | Active | €225,000 | €2,922 | 2.3% | 68 | 73 |
| Median comp | €238,750 | €3,436 | 20.2% | 64 | 73 |
Long-term rental The property is currently listed at 42.2% above its fair value of €161,738, which raises concerns about its true investment potential. With a gross yield of only 4%, the expected returns do not justify the high purchase price, making this strategy less advisable. Buy-and-hold Investing in this property seems less favorable due to its overvaluation, which diminishes potential long-term capital appreciation. Annual growth in suburban Lisbon may not be sufficient to offset the initial purchase price given the current market conditions. Family rental While the location offers decent amenities for families, the property’s listing price is significantly above its fair value. This high cost could hinder rental demand from families seeking value, ultimately affecting rental income stability.
Moderate Risk of Tenant Turnover With both economic and tenant stability scores at 70/100, there is a moderate risk of tenant turnover, indicating potential instability in rental income and occupancy rates.
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