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 102 m² on the 3rd floor, built in 1992. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a private balcony with river views, alongside secure underground parking, enhancing convenience and outdoor enjoyment in a tranquil setting.
The valuation. The asking price of €355,000 is €20,699 (6.2%) above the fair value of €334,301, indicating a fair valuation of the property. This suggests that the price aligns well with the expected market value.
Fair value modelled at €334,301 from 6 comparable sales in the area. Asking €355,000 sits €20,699 (6.2%) above — overpriced versus fair value.
Asking €355,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €273,669 (€2,683/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €273,669, adjusted for condition and micro-location, gives a modelled fair value of €334,301 (€3,277/m²), a €20,699 (6.2%) gap versus the €355,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 86cb29 | Subject | €355,000 | €3,480 | — | 78 | 72 |
| Amora · 6a90e3 | Active | €345,000 | €2,851 | 18.1% | 75 | 78 |
| Amora · f363b3 | Active | €340,000 | €3,238 | 7.0% | 75 | 77 |
| Amora · 25f700 | Active | €299,900 | €2,726 | 21.7% | 85 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf2a8b | Active | €385,000 | €3,348 | 3.8% | 72 | 68 |
| Median comp | €342,500 | €3,045 | 12.5% | 75 | 76 |
Long-term rental The property is reasonably positioned for long-term rentals, with a fair value aligned with its current listing, suggesting stable income potential. However, a gross yield of 3.3% indicates limited returns that may not sufficiently cover investment costs over time. Family rental This apartment presents a sound option for family rental given its decent condition score of 80/100 and the adequate amenities in the surrounding neighbourhood. Despite the appeal for families, the 6.2% gap from fair value underscores a careful approach to pricing expectations in this market. Buy-and-hold Considering the fair valuation and the proximity to Lisbon, this property might offer moderate long-term appreciation potential, though the yield remains modest at 3.3%. Investors should be aware that while this property is not overpriced, market movements and local developments will heavily influence its future value appreciation.
Tenant turnover risk High tenant turnover risk is indicated by a tenant stability score of 60/100, suggesting potential challenges in maintaining consistent occupancy and cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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