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.
4-bedroom, 3-bathroom house of 195 m², energy rating B. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. The property includes a spacious 45m² area on the top floor with natural light from a Velux-type window, offering potential for conversion into additional bedrooms.
The valuation. The asking price of €499,000 is positioned 5.2% above the fair value of €474,331, indicating a fair valuation. This places the property in a reasonable price bracket reflective of its condition and location.
Fair value modelled at €474,331 from 6 comparable sales in the area. Asking €499,000 sits €24,669 (5.2%) above — overpriced versus fair value.
Asking €499,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €388,021 (€1,990/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €388,021, adjusted for condition and micro-location, gives a modelled fair value of €474,331 (€2,432/m²), a €24,669 (5.2%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f5eb32 | Subject | €499,000 | €2,559 | — | 68 | 74 |
| rua Liberdade, 36 | Active | €499,000 | €2,365 | 7.6% | 72 | 73 |
| rua Jorge Peixinho, 20 | Active | €519,000 | €2,019 | 21.1% | 82 | 74 |
| Amora · 001991 | Active | €498,000 | €2,541 | 0.7% | 76 | 76 |
| rua da Fundação | Active | €499,000 | €2,238 | 12.6% | 75 | 78 |
| Median comp | €499,000 | €2,302 | 10.1% | 76 | 75 |
Long-term rental The property presents a solid opportunity for long-term rental, with a gross yield of 4.3% that aligns well with the local market expectations. Although its fair value slightly exceeds the listing price, the condition and neighbourhood ratings support a stable tenant demand. Buy-and-hold This investment strategy could be effective, as the property is currently listed at a fair value which anticipates minimal appreciation over time. The suburban location and prevailing market dynamics suggest steady occupancy and potential for gradual value growth. Family rental Targeting families could be advantageous given the property’s suburban setting and decent neighbourhood amenities, making it a desirable location for this demographic. The listing price, though fair, points towards a balanced investment with manageable expectations for future rent increases.
Economic dependency risk: With an economic stability score of 80/100, there is a moderate risk that any significant downturn could negatively impact tenant stability, currently at 75/100, leading to potential increases in vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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