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.
5-bedroom, 3-bathroom house of 165 m², built in 1991, energy rating E. Located on avenida 25 de Abril, 1, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features a spacious backyard suitable for recreational activities, including a barbecue area, and the potential for a small pool, enhancing outdoor living options.
The valuation. The asking price of €439,990 is significantly above fair value, which is determined to be €256,023, making this property overpriced by €183,967 (41.8%). This discrepancy suggests investors should approach with caution.
Fair value modelled at €256,023 from the area baseline, adjusted for condition and location. Asking €439,990 sits €183,967 (41.8%) above — overpriced versus fair value.
Asking €439,990 versus the avenida 25 de Abril, 1 area baseline of €503,250 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 56/100 (Condition 55 · Materials 58 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
avenida 25 de Abril, 1
Area baseline €503,250 + condition -€48,211 + location +€20,434 = modelled fair value of €256,023 (€1,552/m²), a €183,967 (41.8%) gap versus the €439,990 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 25 de Abril, 1 | Subject | €439,990 | €2,667 | — | 55 | 68 |
| rua dos Foros de Amora, 182 | Active | €520,000 | €2,364 | 11.4% | 60 | 72 |
| Fernão Ferro · 25f89b | Active | €625,000 | €2,729 | 2.3% | 70 | 66 |
| avenida 1º de Maio, 112 | Active | €640,000 | €3,855 | 44.6% | 74 | 73 |
| rua Padre Pio, 625 | Active | €450,000 | €2,500 | 6.2% | 60 | 74 |
| Median comp | €572,500 | €2,615 | 2.0% | 65 | 73 |
Long-term rental The current asking price of €439,990 represents a significant premium over the fair value of €256,023, highlighting the property as overpriced. With a gross yield of 5.8% and a condition rating of 56/100, potential long-term rental investors may face challenges in justifying this price point. Family rental At €439,990, the property exceeds its fair value by 41.8%, categorizing it as overpriced in the family rental market. While the neighborhood rating of 68/100 suggests decent amenities, the elevated price may deter families seeking affordable living options. Value-add renovation Although the property could benefit from renovation given its condition score of 56/100, the asking price of €439,990 is substantially above the fair value of €256,023, indicating it is overpriced. Investors assessing a value-add strategy may find it difficult to recoup their investment under these market conditions. Not ideal for luxury market Given the property’s high price relative to its fair value, it shows that it does not meet the criteria for the luxury market segment. The condition and neighborhood ratings suggest it lacks the upscale features typically sought after in high-end investments. Not ideal for short-term vacation rental The substantial markup of €439,990 over the fair value indicates this property is overpriced for the short-term vacation rental market. Furthermore, the suburban characteristics may limit its appeal to vacationers looking for premium accommodations.
Economic Vulnerability The combined scores of 70 for economic stability and 65 for tenant stability suggest a moderate risk of fluctuating rental income or tenant turnover, potentially impacting cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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