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.
3-bedroom, 2-bathroom apartment of 112 m², energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Unique Feature: The independent attic of 60 m², complete with a bathroom, provides versatile usage options, ideal for a home office or guest accommodation. Location Advantage: Nestled in a tranquil neighborhood, close to essential amenities and major road access, it ensures convenience and accessibility.
The valuation. The asking price of €480,000 is significantly above the fair value of €212,742, representing a premium of €267,258 (55.7%). This property is overpriced and may pose challenges for potential buyers.
Fair value modelled at €212,742 from the area baseline, adjusted for condition and location. Asking €480,000 sits €267,258 (55.7%) above — overpriced versus fair value.
Asking €480,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €341,600 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 70 · Amenities 70 · Economic 75 · Tenant Quality 75). 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 €341,600 + condition +€3,150 + location +€16,952 = modelled fair value of €212,742 (€1,899/m²), a €267,258 (55.7%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9118a4 | Subject | €480,000 | €4,286 | — | 75 | 72 |
| rua dos Alentejanos | Active | €369,900 | €2,642 | 38.3% | 75 | 72 |
| rua do Soutelo | Active | €426,900 | €2,985 | 30.3% | 71 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d5532 | Active | €375,000 | €2,885 | 32.7% | 76 | 72 |
| Amora · 0019c7 | Active | €380,000 | €2,754 | 35.7% | 74 | 77 |
| Median comp | €377,500 | €2,820 | 34.2% | 75 | 74 |
Long-term rental The property’s high listing price of €480,000, compared to a fair value of €212,742, positions it as overpriced with a substantial gap of 55.7%. At a gross yield of only 2.5%, the property is unlikely to generate sufficient returns for a long-term rental strategy. Family rental Given the suburban environment and proximity to Lisbon, the property could attract families; however, its current price significantly overlooks its fair value. With a gross yield of 2.5%, the financial profile suggests this property is overpriced for family rental investment. Buy-and-hold While the property's condition score of 77/100 and neighborhood score of 72/100 indicate moderate quality, the significant price gap of 55.7% renders it overpriced for a buy-and-hold approach. Investors may find that the anticipated appreciation does not compensate for the initial high investment cost. Not ideal for short-term rental The property’s location and price point are not conducive to short-term rentals, making it less likely to attract transient tenants despite the proximity to Lisbon. Given its overpriced valuation, short-term rental prospects are further diminished. Not ideal for luxury market With its current valuation of €480,000, the property does not align with the expectations of the luxury market, which typically demands unique features and exclusivity. Moreover, its condition rating does not support a luxury positioning in a price-saturated environment. Not ideal for student housing The price and conditions of the property do not cater to the affordable needs of student housing, limiting potential occupancy from that demographic. Its overvaluation means that students may seek more economically viable options in closer proximity to educational institutions.
Economic Vulnerability Given the economic and tenant stability scores of 75/100, the property may be susceptible to downturns in the local economy, potentially impacting rent payments and occupancy rates.
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