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 57 m², built in 1978, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes a practical storage room, enhancing organization options for residents, and its elevation above ground level provides added security compared to lower-floor units.
The valuation. The asking price of €220,000 sits €21,372 (10.8%) above the fair value of €198,628, indicating that the property is overpriced. This discrepancy warrants careful consideration for potential buyers looking for genuine value.
Fair value modelled at €198,628 from 6 comparable sales in the area. Asking €220,000 sits €21,372 (10.8%) above — overpriced versus fair value.
Asking €220,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €196,068 (€3,440/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 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 €196,068, adjusted for condition and micro-location, gives a modelled fair value of €198,628 (€3,485/m²), a €21,372 (10.8%) gap versus the €220,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 3d98a7 | Subject | €220,000 | €3,860 | — | 62 | 71 |
| Amora · 1e6117 | Active | €240,000 | €3,117 | 19.2% | — | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 25f912 | Active | €269,500 | €3,906 | 1.2% | 60 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbd23 | Active | €248,000 | €2,884 | 25.3% | 65 | 75 |
| Amora · 1e6464 | Active | €249,000 | €4,446 | 15.2% | — | 70 |
| Median comp | €248,500 | €3,512 | 9.0% | 63 | 73 |
Long-term rental The 2-bed apartment in Seixal is currently overpriced against its fair value of €198,628, presenting a gap of 10.8%. With a gross yield of 4.6%, it may struggle to attract long-term tenants who can afford to pay above its fair valuation. Family rental Given the neighborhood's safety rating of 71/100, the property could appeal to families looking for a suburban environment. However, the 10.8% gap to fair value indicates it's priced higher than what families would be willing to pay for this space. Buy-and-hold While the proximity to Lisbon offers potential for appreciation, the property’s current valuation at €220,000 is above the assessed fair value. This overpricing could yield lower returns in the long-term holding strategy, as it does not align with realistic market conditions.
Moderate economic and tenant risk The scores of 70/100 for both economic and tenant stability indicate a moderate risk of potential fluctuations in rental income and occupancy levels, which could affect overall investment returns.
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