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 79 m², built in 1970. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment offers an unobstructed view of the River Tejo from the third floor, enhancing its vibrant atmosphere in an urban setting.
The valuation. The asking price of €210,000 is significantly above the fair value of €142,311, creating a difference of €67,689 (32.2%). This property is overpriced based on current market expectations and intrinsic value assessment.
Fair value modelled at €142,311 from the area baseline, adjusted for condition and location. Asking €210,000 sits €67,689 (32.2%) above — overpriced versus fair value.
Asking €210,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €240,950 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 70 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 80/100 (Housing Market 80 · Amenities 85 · Economic 85 · 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 €240,950 + condition -€9,875 + location +€16,306 = modelled fair value of €142,311 (€1,801/m²), a €67,689 (32.2%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 23f3e0 | Subject | €210,000 | €2,658 | — | 70 | 80 |
| rua da Cordoaria | Active | €279,000 | €4,650 | 74.9% | 68 | 73 |
| praceta Sampaio Bruno, 3 | Active | €290,000 | €3,625 | 36.4% | 70 | 75 |
| rua Poeta Sebastião da Gama | Active | €240,000 | €3,636 | 36.8% | 67 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4202a4 | Active | €275,000 | €3,438 | 29.3% | 68 | 74 |
| Median comp | €277,000 | €3,631 | 36.6% | 68 | 75 |
Long-term rental While the property offers a gross yield of 5.9%, its listing price of €210,000 exceeds the fair value by 32.2%, indicating that it is overpriced. Given its location in a suburban area of the Lisbon Metropolitan Area, rental demand may remain stable, but the price misalignment suggests limited upside potential. Buy-and-hold Investing in this property for a buy-and-hold strategy could result in moderate risk, as the current price reflects a significant premium over its fair value of €142,311. Despite the reasonable neighborhood rating of 80/100, the fact that the property is overpriced may inhibit long-term value appreciation. Family rental While this 2-bed apartment is suitable for family rentals thanks to its reasonable condition rating of 67/100 and proximity to amenities, its listing price is notably above fair value at €210,000. As such, the investment may generate stable cash flow, but the overpriced nature limits its attractiveness in the family rental market. Short-term vacation rental The property does not fit well into the short-term vacation rental market, especially given that it is overpriced with a substantial gap from its fair value. This strategy is less favorable as the financial returns would not justify the investment in a property listed at €210,000. Luxury market This apartment is not aligned with the luxury market due to its current valuation at €210,000, which is above the fair value of €142,311. Additionally, the condition and neighborhood ratings do not support its categorization as a luxury investment, further underscoring its overpriced status.
Economic Underperformance Risk The property might face income volatility due to a relatively low tenant stability score of 70/100, which suggests potential challenges in maintaining reliable rental income despite a strong economic stability score of 85/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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