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 76 m², built in 1985. Located on praceta José António Aleixo S / N, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment features a serene glazed balcony off one bedroom, enhancing tranquility and providing additional natural light to the space.
The valuation. The asking price of €249,500 sits €101,908 above the fair value of €147,592, indicating the property is overpriced by 40.8%. This suggests that the investment may not yield the desired returns based on market expectations.
Fair value modelled at €147,592 from the area baseline, adjusted for condition and location. Asking €249,500 sits €101,908 (40.8%) above — overpriced versus fair value.
Asking €249,500 versus the praceta José António Aleixo S / N area baseline of €231,800 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta José António Aleixo S / N
Area baseline €231,800 + condition +€3,800 + location +€13,072 = modelled fair value of €147,592 (€1,942/m²), a €101,908 (40.8%) gap versus the €249,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta José António Aleixo S / N | Subject | €249,500 | €3,283 | — | 75 | 75 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 3.4% | 80 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 17.9% | 75 | 79 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 25.8% | 75 | 73 |
| avenida da Liberdade | Active | €275,000 | €3,667 | 11.7% | 73 | 73 |
| Median comp | €267,500 | €3,419 | 4.1% | 75 | 74 |
Long-term rental The property is overpriced with a significant 40.8% gap versus its fair value, limiting potential for long-term rental profitability. Despite the suburban Lisbon location offering stable demand, the low yield of 3.9% suggests that this investment may not generate satisfactory returns. Buy-and-hold Investing in this property as a buy-and-hold strategy is undermined by its overvaluation, making it less attractive over the long term. The projected yield of 3.9% does not justify the current price, even with the expected stability in the area. Family rental While the property is situated in a family-friendly neighborhood with decent amenities, its overpriced status at €249,500 outpaces its fair value significantly. The current valuation reflects a risk factor for families seeking affordable housing, with a yield of only 3.9% not supporting the investment rationale. Not ideal for short-term vacation rental, student housing, luxury market Given the property's pricing above fair market value, it is not suitable for short-term vacation rentals, which typically require competitive entry prices to ensure profitability. Additionally, the luxury market dynamics would further spell trouble for an already overpriced asset like this apartment.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of high tenant turnover, which could result in increased vacancies and associated costs.
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