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, 1-bathroom apartment of 98 m² on the 3rd floor, built in 1987, energy rating E. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a versatile sunroom, perfect for a home office or relaxation, and boasts a security door for added peace of mind. Minimal Wear: The property is in excellent condition after a complete renovation in 2018.
The valuation. The asking price of €295,000 is €29,326 (11.0%) above the fair value of €265,674, indicating that the property is overpriced. This discrepancy suggests potential challenges for future appreciation and return on investment.
Fair value modelled at €265,674 from 6 comparable sales in the area. Asking €295,000 sits €29,326 (11.0%) above — overpriced versus fair value.
Asking €295,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €203,219 (€2,074/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €203,219, adjusted for condition and micro-location, gives a modelled fair value of €265,674 (€2,711/m²), a €29,326 (11.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 89e5c0 | Subject | €295,000 | €3,010 | — | 80 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 652fc9 | Active | €275,000 | €2,957 | 1.8% | 76 | 73 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 23.8% | 75 | 79 |
| rua Sociedade Musical, 5 | Active | €265,000 | €2,944 | 2.2% | 74 | 76 |
| rua Doutor Emídio Guilherme Garcia Mendes, 12 | Active | €269,000 | €2,514 | 16.5% | 80 | 72 |
| Median comp | €267,000 | €2,729 | 9.3% | 76 | 75 |
Long-term rental The property is currently listed at €295,000, which is 11.0% above the assessed fair value of €265,674, indicating it is overpriced. This pricing diminishes the attractiveness of long-term rental opportunities, as the gross yield of 4% does not sufficiently compensate for the high entry cost. Buy-and-hold With a fair value gap of 11.0%, the property at €295,000 does not represent a prudent buy-and-hold investment in the current market, as it is overpriced. Holding an asset that is above fair value presents risks that may outweigh potential appreciation in the future. Family rental Although the property has good ratings for condition (79/100) and neighbourhood (76/100), the pricing at €295,000 exceeds the fair valuation of €265,674, marking it as overpriced. Higher initial costs could hinder the appeal for family rentals, limiting return on investment potential in the long-term.
Economic downturn risk A potential decline in economic stability (currently rated at 80/100) could impact tenant demand and rental income, as economic shifts can affect occupancy rates and affect the overall investment performance.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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