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 55 m², built in 1964, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a breezy bathroom with a sliding window and an attic with two versatile spaces offering river views through Velux windows.
The valuation. The asking price of €215,000 sits significantly above the fair value of €102,926, with a discrepancy of €112,074, representing an overvaluation of 52.1%. This indicates that the property is overpriced.
Fair value modelled at €102,926 from the area baseline, adjusted for condition and location. Asking €215,000 sits €112,074 (52.1%) above — overpriced versus fair value.
Asking €215,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €167,750 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 80 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). 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 €167,750 + condition -€1,891 + location +€10,217 = modelled fair value of €102,926 (€1,871/m²), a €112,074 (52.1%) gap versus the €215,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · dc141d | Subject | €215,000 | €3,909 | — | 75 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f211 | Active | €270,000 | €3,418 | 12.6% | 70 | 81 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 02383e | Active | €215,000 | €3,772 | 3.5% | 70 | 68 |
| Amora · 99f3c2 | Active | €270,000 | €3,462 | 11.4% | 74 | 75 |
| Amora · 41ffef | Active | €270,000 | €3,750 | 4.1% | 70 | 72 |
| Median comp | €270,000 | €3,606 | 7.8% | 70 | 74 |
Long-term rental The property is overpriced, with a significant gap of 52.1% compared to its fair value of €102,926. Although the gross yield of 4.8% is decent, it does not compensate for the high asking price in the current market conditions. Family rental While the property has a reasonable yield, its pricing exceeds the fair value by 52.1%, indicating that potential returns do not justify the investment at this cost. The satisfactory neighborhood rating of 77/100 may attract families, but the high listing price remains a considerable barrier. Buy-and-hold Investing in this property as a buy-and-hold strategy seems unwise given its valuation of €215,000 compared to a fair value of €102,926, leading to a 52.1% gap. The solid condition rating of 73/100 is outweighed by the significant overpricing, making long-term appreciation unlikely in the face of such inflated costs.
Economic Vulnerability The property has an economic stability score of 80, indicating potential susceptibility to market fluctuations that could impact rental income. Tenant Turnover Risk With a tenant stability score of 75, there is a moderate risk of higher turnover, which can lead to increased vacancy rates and associated costs.
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