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.
4-bedroom, 3-bathroom house of 180 m², built in 1993, energy rating D. Located on rua Padre Pio, 625, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Attic utilized as living space with independent exterior access enhances versatility and potential for personal design; secluded garden area awaits landscaping to maximize outdoor enjoyment.
The valuation. The asking price of €450,000 exceeds the fair value of €306,978 by €143,022 (31.8%), indicating that the property is overpriced. This disparity suggests that potential investors should approach with caution.
Fair value modelled at €306,978 from the area baseline, adjusted for condition and location. Asking €450,000 sits €143,022 (31.8%) above — overpriced versus fair value.
Asking €450,000 versus the rua Padre Pio, 625 area baseline of €549,000 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 60 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Pio, 625
Area baseline €549,000 + condition -€32,344 + location +€29,722 = modelled fair value of €306,978 (€1,705/m²), a €143,022 (31.8%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Pio, 625 | Subject | €450,000 | €2,500 | — | 60 | 74 |
| Fernão Ferro · 38bae4 | Active | €339,000 | €2,439 | 2.4% | 68 | 73 |
| rua Fonte do Caniço | Active | €420,000 | €1,448 | 42.1% | 70 | 81 |
| rua dos Foros de Amora, 182 | Active | €520,000 | €2,364 | 5.5% | 60 | 72 |
| avenida 1º de Maio, 112 | Active | €640,000 | €3,855 | 54.2% | 74 | 73 |
| Median comp | €470,000 | €2,402 | 3.9% | 69 | 73 |
Long-term rental The property is overpriced at €450,000, representing a significant gap of 31.8% from its fair value of €306,978. With a gross yield of 5.8%, the investment may not generate sufficient returns to justify the initial cost in a suburban area with limited infrastructure. Family rental Despite the neighborhood's decent rating of 74/100, the house's price of €450,000 exceeds its fair market value by 31.8%. This might deter potential tenants looking for value in a relatively suburban setting. Buy-and-hold Acquiring this property at €450,000 does not align with good investment principles, considering its fair market value of €306,978, leading to an overpriced situation. Holding onto the property for appreciation may be risky given the suburban location's infrastructural limitations.
Tenant turnover risk With a tenant stability score of 70/100, there is a 30% chance of tenant turnover, potentially leading to increased vacancy periods and rental income fluctuations.
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