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 97 m² on the 2nd floor, energy rating B. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment features a cozy fireplace in the spacious living room, enhancing its charm and warmth during winter months. Additional Context: Positioned near lush green spaces and a playground, perfect for families.
The valuation. The asking price of €320,000 sits well above the fair value of €284,269, creating a discrepancy of €35,731 (12.6%). This indicates the property is overpriced.
Fair value modelled at €284,269 from 6 comparable sales in the area. Asking €320,000 sits €35,731 (12.6%) above — overpriced versus fair value.
Asking €320,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €252,796 (€2,606/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €252,796, adjusted for condition and micro-location, gives a modelled fair value of €284,269 (€2,931/m²), a €35,731 (12.6%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f5eb82 | Subject | €320,000 | €3,299 | — | 64 | 75 |
| rua Júlio Augusto Henriques | Active | €280,000 | €3,011 | 8.7% | 70 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40a7f | Active | €265,000 | €2,524 | 23.5% | — | 73 |
| Amora · 652f71 | Active | €305,000 | €2,850 | 13.6% | — | 72 |
| Amora · 483c51 | Active | €415,000 | €3,374 | 2.3% | 72 | 74 |
| Median comp | €292,500 | €2,931 | 11.2% | 71 | 73 |
Long-term rental The property, priced at €320,000, exceeds its fair value by 12.6%, indicating a potential overvaluation in a competitive rental market. With a gross yield of only 3.5%, this strategy may not deliver the desired financial returns in the long term. Family rental This 3-bed apartment is situated in a suburban area with access to commuter services, yet its price point suggests it is overpriced at €320,000, compared to a fair value of €284,269. Given the neighborhood's amenities and housing conditions, potential family renters may find better value in similar properties nearby. Buy-and-hold Investing in this property for a buy-and-hold strategy could lead to challenges, as it is priced above fair value at €320,000 and offers a low yield of 3.5%. The overvaluation and the relatively average condition rating of 67/100 may hinder long-term appreciation potential and overall investment performance.
Potential Market Volatility The economic and tenant stability scores of 75/100 indicate a moderate risk that changes in local economic conditions or tenant demand could adversely affect rental income and property value.
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