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 82 m² on the 5th floor, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a spacious 5th-floor balcony offering scenic views of the surrounding neighborhood, adding to its appeal for outdoor relaxation.
The valuation. The asking price of €262,000 significantly exceeds the fair value of €144,456, indicating an overvaluation of €117,544 (44.9%). This discrepancy suggests that potential investors may face challenges in realizing expected returns.
Fair value modelled at €144,456 from the area baseline, adjusted for condition and location. Asking €262,000 sits €117,544 (44.9%) above — overpriced versus fair value.
Asking €262,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €250,100 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 72 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 65). 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 €250,100 + condition -€7,303 + location +€10,719 = modelled fair value of €144,456 (€1,762/m²), a €117,544 (44.9%) gap versus the €262,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9112c6 | Subject | €262,000 | €3,195 | — | 72 | 69 |
| avenida Alfredo da Silva | Active | €270,000 | €3,293 | 3.1% | 72 | 76 |
| rua Bento Rodrigues, 9 | Active | €259,000 | €3,924 | 22.8% | 74 | 73 |
| Amora · 41ffef | Active | €270,000 | €3,750 | 17.4% | 70 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1e61db | Active | €245,000 | €4,712 | 47.5% | 70 | 70 |
| Median comp | €264,500 | €3,837 | 20.1% | 71 | 73 |
Long-term rental This 2-bed apartment in Seixal is overpriced at €262,000 compared to the fair value of €144,456, which may deter potential long-term tenants. The current gross yield of 4.7% is not compelling given the significant gap from its fair value, making this a less attractive investment in the rental market. Family rental With a fair value gap of 44.9%, the asking price of €262,000 may limit the pool of families willing to rent this apartment in Seixal. Although the suburban nature of the neighbourhood provides basic amenities, the property’s price detracts from its suitability as a family rental option. Buy-and-hold The price of €262,000 for the 2-bed apartment is significantly above its fair value of €144,456, which suggests that holding this investment may not yield satisfactory returns. Given the current yield of 4.7% and the condition ratings, this strategy is hindered by the excessive purchase price compared to expected appreciation over time.
Tenant turnover risk The tenant stability score of 65/100 suggests a moderate risk of turnover, which may lead to vacancies and increased costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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