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 90 m² on the 1st floor, built in 1995, energy rating D. Located on rua Sociedade Musical, 5, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The living room's sunroom provides exceptional natural light, enhancing the space's ambiance, while the attic offers additional storage solutions rarely found in similar properties.
The valuation. The asking price of €265,000 is significantly above the fair value of €224,465, resulting in a discrepancy of €40,535 (18.1%). This property is, therefore, overpriced.
Fair value modelled at €224,465 from 6 comparable sales in the area. Asking €265,000 sits €40,535 (18.1%) above — overpriced versus fair value.
Asking €265,000 versus the rua Sociedade Musical, 5 area baseline of €169,407 (€1,882/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €169,407, adjusted for condition and micro-location, gives a modelled fair value of €224,465 (€2,494/m²), a €40,535 (18.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sociedade Musical, 5 | Subject | €265,000 | €2,944 | — | 74 | 76 |
| rua do Oriente, 1 | Active | €295,000 | €2,201 | 25.2% | 80 | 66 |
| Alto do Seixalinho, Santo André e Verderena · 6d53b5 | Active | €240,000 | €2,162 | 26.6% | 75 | 81 |
| rua Fonte da Contenda | Active | €331,500 | €2,908 | 1.2% | 72 | 69 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 22.1% | 75 | 79 |
| Median comp | €269,000 | €2,247 | 23.7% | 75 | 74 |
Long-term rental The property is priced at €265,000, which is 18.1% above its fair value of €224,465, indicating it is overpriced. Additionally, with a gross yield of just 3.9%, the return on investment may not justify the high acquisition cost for long-term rental. Family rental At €265,000, this property's valuation exceeds the fair value by 18.1%, suggesting it is overpriced in the family rental market. Although the neighborhood offers numerous amenities, the current yield of 3.9% does not provide a compelling economic justification for families seeking rental options. Buy-and-hold With an asking price of €265,000, the apartment is priced 18.1% higher than its fair value of €224,465, making it an overpriced buy-and-hold opportunity. Given the yield of 3.9% and the condition and neighborhood ratings of 76/100, potential capital appreciation may not adequately offset the premium price paid for long-term ownership.
Economic vulnerability The economic stability score of 80 indicates a relatively resilient market; however, the tenant stability score of 70 suggests a risk of increased vacancies or turnover, which can impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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