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 2nd floor, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment offers dual outdoor spaces with two balconies, providing ample natural light and a pleasant outdoor ambiance for relaxation or entertaining guests.
The valuation. The asking price of €239,900 is significantly above the fair value of €171,673, resulting in a difference of €68,227, or 39.7%. This indicates that the property is overpriced.
Fair value modelled at €171,673 from 6 comparable sales in the area. Asking €239,900 sits €68,227 (39.7%) above — overpriced versus fair value.
Asking €239,900 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €160,534 (€2,293/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 is below the parish average, reducing 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 €160,534, adjusted for condition and micro-location, gives a modelled fair value of €171,673 (€2,452/m²), a €68,227 (39.7%) gap versus the €239,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1f3639 | Subject | €239,900 | €3,427 | — | 65 | 71 |
| avenida 25 de Abril | Active | €255,000 | €1,947 | 43.2% | 58 | 68 |
| rua Sociedade Musical, 5 | Active | €265,000 | €2,944 | 14.1% | 74 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6c7be0 | Active | €195,000 | €2,378 | 30.6% | — | 69 |
| rua Ilha de Santa Maria, 4 | Active | €225,000 | €2,206 | 35.6% | 62 | 79 |
| Median comp | €240,000 | €2,292 | 33.1% | 62 | 73 |
Long-term rental The property is overpriced with a 39.7% gap compared to its fair value of €171,673, making it a less compelling option for long-term rental investment. Although the gross yield of 4.2% is moderate, the high purchase price limits potential returns. Family rental Given the current listing price of €239,900, this property is overpriced by 39.7% compared to its fair value. While the neighbourhood has a decent score of 71/100, the elevated price makes it less attractive for family rental opportunities. Buy-and-hold This buy-and-hold strategy is hindered by the property's overpriced status, with a significant gap of 39.7% from fair value at €171,673. The modest gross yield of 4.2% may not justify the investment in a property that does not align with market expectations and returns.
Tenant instability risk Given a tenant stability score of 65/100, there is a heightened risk of turnover and vacancy, which could impact rental income over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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