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, 2-bathroom apartment of 77 m², built in 1981, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a sunroom integrated into the kitchen, enhancing functionality, while its layout includes an additional WC, a sought-after convenience for families.**
The valuation. The asking price of €270,000 is significantly above its fair value of €146,959, representing an overpriced position of €123,041 (45.6%). This suggests that potential buyers may face challenges achieving a beneficial investment.
Fair value modelled at €146,959 from the area baseline, adjusted for condition and location. Asking €270,000 sits €123,041 (45.6%) above — overpriced versus fair value.
Asking €270,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €234,850 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 80 · Economic 80 · 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 €234,850 + condition +€1,805 + location +€12,714 = modelled fair value of €146,959 (€1,909/m²), a €123,041 (45.6%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 28b9a7 | Subject | €270,000 | €3,506 | — | 74 | 74 |
| rua Independente S / N | Active | €300,000 | €3,448 | 1.7% | 74 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38ace5 | Active | €235,000 | €4,273 | 21.9% | 76 | 74 |
| rua de Cacine | Active | €304,500 | €4,614 | 31.6% | 80 | 75 |
| estrada da Ameixoeira | Active | €450,000 | €4,891 | 39.5% | 70 | 63 |
| Median comp | €302,250 | €4,444 | 26.7% | 75 | 73 |
Long-term rental The property is overpriced at €270,000 compared to a fair value of €146,959, resulting in a significant 45.6% gap. With a gross yield of 3.8% and decent condition and neighbourhood ratings, long-term rental may not generate adequate returns in light of its cost. Family rental While the apartment's condition and neighbourhood ratings support its use for family rental, the pricing significantly exceeds fair market value, making it a less attractive investment. Given the €270,000 listing price and a fair value of €146,959, families looking for rentals in this area may be deterred by the financial implications of such an overpriced property. Buy-and-hold The current listing price of €270,000 for the property suggests it is overpriced, as it is well above the estimated fair value of €146,959. Holding onto an asset with a significant 45.6% overpricing may limit capital growth and reduce long-term investment viability in the suburban Lisbon market.
Tenant turnover risk High tenant turnover may result from a tenant stability score of 70/100, potentially leading to increased vacancy periods and higher costs associated with finding new tenants.
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