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 63 m² on the 1st floor, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a versatile balcony that can serve as a space for laundry, storage, or a small leisure area, enhancing its functionality.
The valuation. The asking price of €240,000 sits significantly above fair value, which is estimated at €102,932, resulting in a gap of €137,068 (57.1%). This property is therefore considered overpriced.
Fair value modelled at €102,932 from the area baseline, adjusted for condition and location. Asking €240,000 sits €137,068 (57.1%) above — overpriced versus fair value.
Asking €240,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €192,150 (€3,050/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 60 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 60). 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 €192,150 + condition -€12,797 + location +€7,368 = modelled fair value of €102,932 (€1,634/m²), a €137,068 (57.1%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 225b5d | Subject | €240,000 | €3,810 | — | 60 | 67 |
| rua João Martins Bandeira S / N | Active | €240,000 | €3,429 | 10.0% | 60 | 76 |
| travessa Tomás Abril | Active | €265,000 | €3,442 | 9.7% | 65 | 73 |
| rua Luís de Camões, 3 | Active | €237,500 | €3,493 | 8.3% | 62 | 68 |
| avenida Afonso Costa, 29 | Active | €250,000 | €3,289 | 13.7% | 65 | 72 |
| Median comp | €245,000 | €3,436 | 9.8% | 64 | 73 |
Long-term rental The current pricing at €240,000 significantly exceeds its fair value of €102,932, marking an overpricing gap of 57.1%. Given the gross yield of 4.1%, it would be challenging to attract quality tenants without diminishing returns on investment. Family rental With family-oriented amenities in a suburban setting, the property has potential appeal for families; however, its price is misaligned with fair market value. The substantial gap from the fair value limit will likely deter interested families seeking affordable living options. Buy-and-hold Investing in this property as a buy-and-hold strategy seems precarious due to its overpriced listing. The property would require significant appreciation to justify the current valuation while offering limited immediate returns. Not ideal for: This property is not suited for luxury market investments or short-term vacation rentals due to its condition rating of 62/100 and overall demand pressures. Additionally, considering the proximity to Lisbon and the existing neighbourhood ratings, it does not align with the expectations set for student housing.
Economic volatility risk With an economic stability score of 70/100 and a tenant stability score of 60/100, there is potential for fluctuations in rental income due to less consistent demand from tenants in an economically uncertain environment.
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