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 101 m², built in 1995, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a practical pantry in the fully equipped kitchen and offers three-faceted sun exposure, ensuring bright interiors throughout the day.
The valuation. The asking price of €285,000 is significantly above the fair value of €177,645, reflecting an overvaluation of €107,355 (37.7%). This indicates that the property is overpriced in the current market.
Fair value modelled at €177,645 from the area baseline, adjusted for condition and location. Asking €285,000 sits €107,355 (37.7%) above — overpriced versus fair value.
Asking €285,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €308,050 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 70 · Materials 68 · Room dimensions 67). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · 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 €308,050 + condition -€11,363 + location +€15,287 = modelled fair value of €177,645 (€1,759/m²), a €107,355 (37.7%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6ebbac | Subject | €285,000 | €2,822 | — | 70 | 72 |
| rua Paio Pires Futebol Clube | Active | €249,000 | €3,276 | 16.1% | 70 | 71 |
| praceta Madalena da Glória | Active | €270,000 | €2,700 | 4.3% | 70 | 76 |
| rua Raúl Proença | Active | €340,000 | €3,178 | 12.6% | 70 | 74 |
| Amora · 28b970 | Active | €315,000 | €3,351 | 18.8% | 70 | 78 |
| Median comp | €292,500 | €3,227 | 14.4% | 70 | 75 |
Long-term rental Given the 3.8% gross yield and the 37.7% gap from fair value, the property is overpriced and may not provide strong long-term returns. Furthermore, with a condition rating of 68/100 and a neighbourhood score of 72/100, tenant quality may not match expectations in this suburban area. Family rental While it could serve as a family rental, the significant gap from fair value suggests that potential returns may be compromised due to an overpriced listing. Additionally, with the neighbourhood rating of 72/100, families might prefer other locations with a better balance of amenities and affordability. Buy-and-hold As a buy-and-hold investment, this property is overpriced and could underperform relative to market expectations given its valuation gap. The current yield of 3.8% and conditional rating of 68/100 indicate that potential appreciation may not outweigh the risks involved with this investment.
Economic Dependency Risk There is a significant risk stemming from a relatively high economic stability score of 80/100, which may indicate dependency on specific industries; coupled with a lower tenant stability score of 70/100, this could lead to increased vacancies or rent defaults in times of economic fluctuation.
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