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, 2-bathroom apartment of 89 m², energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment includes a unique attic conversion, offering additional living space that enhances versatility for family use or guest accommodations.
The valuation. The asking price of €325,000 sits above the fair value of €291,592 by €33,408 (11.5%). This property is ultimately overpriced, which may limit future appreciation. Buy-to-flip angle. The buy-to-flip strategy would focus on cosmetic upgrades to capture a faster resale within the thriving Seixal market, while aiming for a higher sale price reflecting local demand. Buy-to-let angle. Implementing a buy-to-let strategy, the estimated rental income of €812 per month yields approximately 3% gross, positioning it as a feasible long-term investment for family renters in the suburb.
Fair value modelled at €291,592 from 5 comparable sales in the area. Asking €325,000 sits €33,408 (11.5%) above — overpriced versus fair value.
Asking €325,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €263,888 (€2,965/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 €263,888, adjusted for condition and micro-location, gives a modelled fair value of €291,592 (€3,276/m²), a €33,408 (11.5%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 874fdd | Subject | €325,000 | €3,652 | — | 70 | 72 |
| Amora · 8ee547 | Active | €270,000 | €2,784 | 23.8% | 68 | 72 |
| rua das Flores | Active | €285,500 | €3,569 | 2.3% | — | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6ebbac | Active | €285,000 | €2,822 | 22.7% | 70 | 72 |
| rua Paio Pires Futebol Clube | Active | €249,000 | €3,276 | 10.3% | 70 | 71 |
| Median comp | €277,500 | €3,049 | 16.5% | 70 | 72 |
Family rental The 2-bed apartment in Seixal is priced at €325,000, which is 11.5% above its fair value of €291,592, indicating it is overpriced for family rental purposes. Additionally, with a gross yield of only 3% and a condition rating of 67/100, this property does not provide an attractive investment case for long-term family tenants. Long-term rental Given its listing price of €325,000 and a fair value of €291,592, the apartment is overpriced by 11.5%, which diminishes its appeal for long-term rental strategies. The 3% gross yield, combined with a neighbourhood rating of 72/100, suggests limited potential for rental returns relative to the initial investment. Buy-and-hold The apartment is listed at €325,000, exceeding its fair value by 11.5%, thereby making it overpriced as a buy-and-hold investment. With a gross yield of just 3% and a neighbourhood quality score of 72/100, the property may struggle to appreciate effectively over time, rendering it less desirable for long-term holding.
Economic Fluctuation Risk The economic stability score of 75/100 indicates potential vulnerability to economic downturns which could affect tenant retention given the tenant stability score of 70/100.
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