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, 2-bathroom apartment of 86 m², built in 1980, energy rating C. Located on rua Independente Futebol Clube Torrense, 3, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment is ideally located next to a school and essential amenities, ensuring convenience and a simplified daily routine for its residents.
The valuation. The asking price of €319,600 is significantly above the fair value of €259,536, representing an overpricing of €60,064 or 23.1%. This discrepancy suggests that potential investors should carefully evaluate alternative options.
Fair value modelled at €259,536 from 6 comparable sales in the area. Asking €319,600 sits €60,064 (23.1%) above — overpriced versus fair value.
Asking €319,600 versus the rua Independente Futebol Clube Torrense, 3 area baseline of €239,135 (€2,781/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €239,135, adjusted for condition and micro-location, gives a modelled fair value of €259,536 (€3,018/m²), a €60,064 (23.1%) gap versus the €319,600 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Independente Futebol Clube Torrense, 3 | Subject | €319,600 | €3,716 | — | 68 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1e64e2 | Active | €298,000 | €3,041 | 18.2% | 72 | 74 |
| rua Bernarda de Lacerda, 5 | Active | €295,000 | €2,634 | 29.1% | 65 | 70 |
| Amora · 090126 | Active | €338,000 | €3,018 | 18.8% | 69 | 75 |
| praceta Tomás da Fonseca, 1 | Active | €338,000 | €3,018 | 18.8% | 66 | 75 |
| Median comp | €318,000 | €3,018 | 18.8% | 68 | 75 |
Long-term rental This property is currently overpriced by 23.1%, making it less attractive for long-term rental investors seeking a fair return. With a gross yield of only 3.3%, which is below average for the market, the potential cash flow does not justify the investment given the fair value of €259,536. Family rental Although the property has a decent neighborhood rating of 70/100, it remains overpriced relative to its fair value, creating challenges for potential family rental opportunities. The combination of a 3.3% gross yield and the property's condition score of 66/100 indicates that it may require additional investment to make it competitive for families in this suburban area. Buy-and-hold At a listing price of €319,600, this property is overpriced and could hinder a successful buy-and-hold strategy due to the significant gap from its fair value. Furthermore, a gross yield of 3.3% does not meet the return expectations for long-term investors looking to capitalize on property appreciation in this location.
Tenant turnover risk With a tenant stability score of 65/100, there's a higher potential for turnover, which could lead to increased vacancy rates and loss of 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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