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 114 m² on the 2nd floor, built in 1990, energy rating D. Located on rua Fonte da Contenda, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious living room with air conditioning, ensuring year-round comfort, and is located minutes from essential services and recreational areas in Pinhal de Frades.
The valuation. The asking price of €331,500 is slightly above the fair value of €311,719, resulting in a difference of €19,781, or 6.3%. Overall, the property is assessed as fair. Buy-to-flip angle. This strategy focuses on minor renovations to boost the value and quickly resell, capitalizing on the property’s modern features and prime suburban location. Buy-to-let angle. With an estimated gross yield of 3% and potential monthly rental income of €829, the property serves as a solid option for long-term family rentals in a neighborhood with amenities and safety typical of suburban Portugal.
Fair value modelled at €311,719 from 6 comparable sales in the area. Asking €331,500 sits €19,781 (6.3%) above — overpriced versus fair value.
Asking €331,500 versus the rua Fonte da Contenda area baseline of €260,328 (€2,284/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €260,328, adjusted for condition and micro-location, gives a modelled fair value of €311,719 (€2,734/m²), a €19,781 (6.3%) gap versus the €331,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Fonte da Contenda | Subject | €331,500 | €2,908 | — | 72 | 69 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 21.2% | 75 | 79 |
| rua João Martins Bandeira | Active | €245,000 | €2,500 | 14.0% | 70 | 74 |
| rua 25 de Abril S / N | Active | €309,900 | €3,443 | 18.4% | 70 | 76 |
| rua Augusto Henriques | Active | €285,000 | €2,969 | 2.1% | 70 | 73 |
| Median comp | €265,000 | €2,735 | 6.0% | 70 | 75 |
Long-term rental The property presents a fair value that aligns closely with its listing price, indicating a neutral investment opportunity in the long-term rental market. With a gross yield of 3%, this investment may appeal to those seeking stable, albeit modest, returns in a suburban area close to Lisbon. Family rental A three-bedroom apartment in this suburban setting is well-positioned for family rentals, given the property’s fair valuation and decent amenities in the neighborhood. The 71 out of 100 condition score supports a functional living environment, although the 3% yield suggests investors should be mindful of the potential for limited appreciation. Buy-and-hold Investing in this property for a buy-and-hold strategy may yield steady rental income while capitalizing on the gradual growth potential typical of suburban areas near Lisbon. The fair valuation reinforces a cautious approach, allowing for a stable investment while anticipating long-term benefits aligning with market trends.
[Lower Tenant Stability Risk] The tenant stability score of 65/100 indicates a potential risk of higher tenant turnover which could lead to increased vacancy rates and associated 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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