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.
2-bedroom, 1-bathroom apartment of 71 m² on the 4th floor, energy rating E. Located on praceta Guilherme Baptista Rocha, 1, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a recently replaced roof and new double-glazed windows, enhancing energy efficiency and sound insulation despite its energy rating of E.
The valuation. The asking price of €220,000 is significantly above the fair value of €175,188, indicating an overpricing of €44,812 (25.6%). Thus, this property does not present an attractive financial opportunity.
Fair value modelled at €175,188 from 6 comparable sales in the area. Asking €220,000 sits €44,812 (25.6%) above — overpriced versus fair value.
Asking €220,000 versus the praceta Guilherme Baptista Rocha, 1 area baseline of €180,692 (€2,545/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 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 €180,692, adjusted for condition and micro-location, gives a modelled fair value of €175,188 (€2,467/m²), a €44,812 (25.6%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Guilherme Baptista Rocha, 1 | Subject | €220,000 | €3,099 | — | 58 | 75 |
| avenida 25 de Abril | Active | €255,000 | €1,947 | 37.2% | 58 | 68 |
| Amora · 43940d | Active | €310,000 | €3,010 | 2.9% | 58 | 70 |
| rua Bernardim Ribeiro | Active | €165,000 | €2,357 | 23.9% | 62 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0901ad | Active | €245,000 | €2,526 | 18.5% | 52 | 67 |
| Median comp | €250,000 | €2,442 | 21.2% | 58 | 69 |
Long-term rental This property is overpriced at €220,000, with a fair value of only €175,188, indicating a significant gap of 25.6%. The gross yield of 4.3% does not sufficiently compensate for the overspending, especially considering the average condition rating of 53/100. Family rental Given its high listing price and moderate gross yield, this apartment may struggle to attract families who typically seek good value for their investments. The property’s fair value indicates a substantial risk of overpaying, making it less appealing for long-term family tenants. Buy-and-hold As a buy-and-hold investment, this apartment does not present an attractive proposition due to its overpriced nature. The disparity between its listing and fair value suggests investors could face challenges in achieving satisfactory returns over time due to the initial overvaluation.
[Tenant turnover risk] With a tenant stability score of 70/100, there is a moderate risk of tenant turnover, which could lead to potential vacancies 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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