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 83 m² on the 3rd floor, built in 1980, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features charming tilt-and-turn windows that enhance thermal and acoustic insulation, and three balconies that create inviting outdoor spaces ideal for social gatherings.
The valuation. The asking price of €280,000 is significantly above the fair value of €224,191, representing an overpriced situation by €55,809 (24.9%). This indicates limited potential for immediate investment returns.
Fair value modelled at €224,191 from 6 comparable sales in the area. Asking €280,000 sits €55,809 (24.9%) above — overpriced versus fair value.
Asking €280,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €201,765 (€2,431/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €201,765, adjusted for condition and micro-location, gives a modelled fair value of €224,191 (€2,701/m²), a €55,809 (24.9%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f5ea41 | Subject | €280,000 | €3,373 | — | 70 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40a7f | Active | €265,000 | €2,524 | 25.2% | — | 73 |
| rua Fonte da Contenda | Active | €331,500 | €2,908 | 13.8% | 72 | 69 |
| Amora · 652f71 | Active | €305,000 | €2,850 | 15.5% | — | 72 |
| Amora · 4a433b | Active | €279,000 | €3,100 | 8.1% | 72 | 73 |
| Median comp | €292,000 | €2,879 | 14.7% | 72 | 73 |
Long-term rental The property is priced at €280,000, which is significantly above its fair value of €224,191, indicating that it is overpriced by 24.9%. With a gross yield of only 3.9%, the long-term rental strategy may not yield the desired return due to the inflated purchase price. Buy-and-hold Investing in this property, despite its proximity to Greater Lisbon’s amenities, is challenging given its valuation at €280,000 versus a fair value of €224,191, rendering it overpriced by 24.9%. The relatively low yield of 3.9% further suggests that a buy-and-hold approach may not deliver promising returns over time due to excessive initial capital outlay. Family rental While the neighborhood rating of 77/100 supports the potential for a family rental strategy, the property’s price of €280,000 exceeds its fair value of €224,191 by 24.9%, indicating that it is overpriced. Additionally, the gross yield of 3.9% does not inspire confidence for family rentals in a seemingly saturated market.
Economic Vulnerability The property may be at risk due to a relatively high economic stability score of 80/100, which could indicate potential fluctuations in economic conditions that affect tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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