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 3rd floor, built in 2007, energy rating C. Located on avenida 1º de Maio, 68, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes two balconies that enhance outdoor living options, and proximity to multiple quality educational institutions makes it ideal for families with children.
The valuation. The asking price of €285,000 is significantly above the fair value of €240,575, representing an overpricing of €44,425 (18.5%). This valuation suggests the property may not be a sound investment at its current asking price.
Fair value modelled at €240,575 from 6 comparable sales in the area. Asking €285,000 sits €44,425 (18.5%) above — overpriced versus fair value.
Asking €285,000 versus the avenida 1º de Maio, 68 area baseline of €201,839 (€2,883/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €201,839, adjusted for condition and micro-location, gives a modelled fair value of €240,575 (€3,437/m²), a €44,425 (18.5%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 1º de Maio, 68 | Subject | €285,000 | €4,071 | — | 70 | 75 |
| rua Ferreira de Castro | Active | €250,000 | €3,521 | 13.5% | 78 | 75 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 15.6% | 75 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 15.6% | 80 | 76 |
| rua Luís de Camões | Active | €279,500 | €3,213 | 21.1% | 78 | 76 |
| Median comp | €289,250 | €3,437 | 15.6% | 78 | 76 |
Long-term rental The long-term rental strategy faces challenges due to the property being overpriced at €285,000, significantly above the fair value of €240,575, creating an 18.5% gap. With a gross yield of only 3.3%, the financial return does not align well with the investment cost, making it a less appealing option. Family rental Offering this property as a family rental seems unsuitable given its price of €285,000, which surpasses the fair value by 18.5%. Families typically seek affordability, and with a gross yield of 3.3%, this property does not provide an attractive financial proposition for long-term housing. Buy-and-hold The buy-and-hold strategy is compromised as the property is currently overpriced at €285,000, considerably higher than the fair value of €240,575, resulting in an 18.5% discrepancy. A gross yield of 3.3% does not justify the elevated purchase price, indicating potential difficulties in achieving long-term appreciation under current market conditions.
Tenant turnover risk With a tenant stability score of 75/100, there is a potential for higher turnover rates, which could lead to increased vacancy periods and associated costs for the property owner.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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