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 75 m², energy rating D. Located on avenida 6 de Novembro, 312, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features double-glazed sliding windows and tilt-and-turn balcony doors that enhance energy efficiency and provide unobstructed views of Seixal Bay and the iconic landmarks.
The valuation. The asking price of €320,000 is significantly above fair value, which is estimated at €147,759, resulting in an excessive premium of €172,241 (53.8%). This property is considered overpriced.
Fair value modelled at €147,759 from the area baseline, adjusted for condition and location. Asking €320,000 sits €172,241 (53.8%) above — overpriced versus fair value.
Asking €320,000 versus the avenida 6 de Novembro, 312 area baseline of €228,750 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida 6 de Novembro, 312
Area baseline €228,750 + condition +€5,859 + location +€12,900 = modelled fair value of €147,759 (€1,970/m²), a €172,241 (53.8%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 6 de Novembro, 312 | Subject | €320,000 | €4,267 | — | 76 | 75 |
| rua 25 de Abril, 93 | Active | €319,000 | €3,038 | 28.8% | 78 | 75 |
| Amora · 0dccc9 | Active | €290,000 | €4,143 | 2.9% | 75 | 67 |
| praceta Guilherme Baptista Rocha, 9 | Active | €295,000 | €3,933 | 7.8% | 75 | 75 |
| rua Bafetá, 6 5ºA | Active | €285,000 | €3,476 | 18.5% | 74 | 70 |
| Median comp | €292,500 | €3,705 | 13.2% | 75 | 73 |
Long-term rental The property is overpriced at €320,000 compared to its fair value of €147,759, indicating a significant gap of 53.8%. While the 3.1% gross yield may be attractive in a suburban context, the high initial investment reduces the viability of a long-term rental strategy. Buy-and-hold At €320,000, the property does not align with sound buy-and-hold principles given its fair value of €147,759 and a gap of 53.8%. The modest condition rating of 80/100 does not sufficiently justify the elevated purchase price in this economic environment. Family rental With a listing price of €320,000 well above the fair value of €147,759, the family rental strategy is hindered by an unsustainable investment risk and a yield of only 3.1%. Although the neighborhood rates 75/100, the asking price outweighs the potential benefits for family tenants seeking affordable living options.
Moderate Economic and Tenant Risk: With both economic stability and tenant stability scores at 75/100, there may be potential fluctuations in rental income and occupancy rates, posing a moderate risk to investment returns.
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