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 100 m², energy rating A. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a substantial 50 m² terrace with unobstructed views of green areas, perfect for outdoor gatherings and relaxation. Additional Storage: Includes a 60 m² garage box for two vehicles.
The valuation. The asking price of €450,000 sits above the fair value of €407,118 by €42,882 (10.5%). This property is overpriced, which could pose challenges for potential investors looking to achieve favorable returns.
Fair value modelled at €407,118 from 6 comparable sales in the area. Asking €450,000 sits €42,882 (10.5%) above — overpriced versus fair value.
Asking €450,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €350,847 (€3,508/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €350,847, adjusted for condition and micro-location, gives a modelled fair value of €407,118 (€4,071/m²), a €42,882 (10.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · b327c0 | Subject | €450,000 | €4,500 | — | 78 | 78 |
| rua General Humberto Delgado | Active | €350,000 | €4,730 | 5.1% | 75 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 023b16 | Active | €540,000 | €3,176 | 29.4% | 75 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 937467 | Active | €565,000 | €3,924 | 12.8% | 85 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9384c1 | Active | €565,000 | €2,811 | 37.5% | 80 | 68 |
| Median comp | €552,500 | €3,550 | 21.1% | 78 | 72 |
Long-term rental Given the property is priced at €450,000, which is 10.5% above the fair value of €407,118, it reflects an overpriced situation that may negatively impact rental yield. With a gross yield of only 2.9%, investing in this property for long-term rental purposes is not ideal as it does not align with achieving strong cash flow. Family rental This 3-bed apartment, while located in a suburban area with good proximity to Lisbon, is currently overpriced at €450,000, exceeding its fair value by 10.5%. Families seeking rental accommodations may find better value in other properties, especially considering the modest gross yield of 2.9%. Buy-and-hold Although the property has a decent condition rating of 81/100, its listing price of €450,000 presents a scenario where it is overpriced by 10.5% compared to the fair value of €407,118. This discrepancy, combined with a low 2.9% gross yield, suggests that a buy-and-hold strategy may not be financially sound in this case.
Economic Vulnerability A lower economic stability score of 75/100 suggests potential fluctuations in market conditions that may impact rent income stability.
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