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 70 m² on the 1st floor, built in 1975, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a well-organized condominium with easy access to local amenities and major roadways, ensuring a convenient lifestyle for residents.
The valuation. The asking price of €286,000 is significantly above the fair value of €247,753, representing an overprice of €38,247, or 15.4%. This gives potential investors a clear indication that the property is overpriced.
Fair value modelled at €247,753 from 6 comparable sales in the area. Asking €286,000 sits €38,247 (15.4%) above — overpriced versus fair value.
Asking €286,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €210,956 (€3,014/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €210,956, adjusted for condition and micro-location, gives a modelled fair value of €247,753 (€3,539/m²), a €38,247 (15.4%) gap versus the €286,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6a9189 | Subject | €286,000 | €4,086 | — | 75 | 74 |
| rua de Cacine | Active | €304,500 | €4,614 | 12.9% | 80 | 75 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 11.6% | 82 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38ace5 | Active | €235,000 | €4,273 | 4.6% | 76 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 15.9% | 80 | 76 |
| Median comp | €279,500 | €3,942 | 3.5% | 80 | 76 |
Long-term rental The property, listed at €286,000, is overpriced compared to its fair value of €247,753, leading to a 15.4% gap that diminishes its attractiveness for long-term renters seeking a reasonable return. With a gross yield of only 3.1% and a condition rating of 78/100, the investment does not align well with expectations for consistent rental income. Family rental While the property could cater to families due to its size and neighborhood amenities, its current listing price of €286,000 exceeds its fair value of €247,753 by 15.4%, indicating it is overpriced and may deter potential renters. The 3.1% gross yield further suggests that this investment might fail to meet the financial expectations typical for family-oriented rentals. Buy-and-hold The buy-and-hold strategy is not recommended for this property, as the listing price of €286,000 is 15.4% above its fair value of €247,753, indicating that it is overpriced and may not yield the expected long-term appreciation. Additionally, the gross yield of 3.1% and a neighborhood rating of only 74/100 hint at limited growth potential in the foreseeable future.
Economic and Tenant Instability Risk The economic stability score of 70/100 combined with a tenant stability score of 70/100 suggests potential vulnerability to economic fluctuations, which could lead to increased vacancy rates and decreased rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
