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 60 m² on the 4th floor, built in 1978, energy rating D. Located on rua Sá de Miranda, 6, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a stylishly designed modern kitchen equipped with high-end appliances and spacious storage solutions, enhancing both function and aesthetics for daily living.
The valuation. The asking price of €295,000 is significantly above the fair value of €238,484, indicating the property is overpriced by €56,516 or 23.7%. This discrepancy suggests reconsideration of the investment. Buy-to-flip angle. Given its condition and modern finishes, a buy-to-flip strategy could be pursued, although the high asking price limits potential profit margins. Targeting a resale price above €295,000 would require significant market appreciation. Buy-to-let angle. With an estimated gross yield of 3.3% at €811 per month, the rental strategy is less attractive for cash flow. Long-term rental options appeal to family-oriented demographics in the suburban neighborhood near Lisbon.
Fair value modelled at €238,484 from 6 comparable sales in the area. Asking €295,000 sits €56,516 (23.7%) above — overpriced versus fair value.
Asking €295,000 versus the rua Sá de Miranda, 6 area baseline of €200,446 (€3,341/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €200,446, adjusted for condition and micro-location, gives a modelled fair value of €238,484 (€3,975/m²), a €56,516 (23.7%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Sá de Miranda, 6 | Subject | €295,000 | €4,917 | — | 80 | 74 |
| praceta Centro Columbófilo do Fogueteiro | Active | €249,000 | €4,016 | 18.3% | 85 | 75 |
| rua 25 de Abril, 93 | Active | €319,000 | €3,038 | 38.2% | 78 | 75 |
| rua Bento Rodrigues | Active | €270,000 | €3,857 | 21.5% | 70 | 72 |
| avenida 6 de Novembro, 312 | Active | €320,000 | €4,267 | 13.2% | 76 | 75 |
| Median comp | €294,500 | €3,937 | 19.9% | 77 | 75 |
Long-term rental This property is overpriced at €295,000, which is 23.7% above its fair value of €238,484, leading to potential challenges in achieving desirable returns. Additionally, the gross yield of 3.3% does not compensate for the elevated acquisition cost. Family rental The property, while potentially appealing to family-oriented demographics due to its suburban location, is overpriced at €295,000, significantly exceeding its fair value. This makes it less attractive for families seeking affordable housing options in the area. Buy-and-hold Considering the property’s pricing, currently set at €295,000, which is 23.7% above the fair value, long-term capital appreciation appears unlikely in the immediate future. The combination of a modest yield of 3.3% and its overpriced status suggests limited upside for investors adopting a buy-and-hold strategy.
Potential Rent Delinquency Risk Tenants may struggle to meet rent obligations, as indicated by a tenant stability score of 70/100, suggesting possible fluctuations in tenant reliability and income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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