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.
5-bedroom, 3-bathroom house of 250 m². Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The property's outdoor leisure area includes a built-in barbecue, enhancing its appeal for social gatherings and outdoor living. Additional Context: Significant maintenance is needed due to age-related wear.
The valuation. The asking price of €690,000 is significantly above the fair value of €607,955, representing an overvaluation of €82,045 or 13.5%. This property should not be considered a deal. Buy-to-flip angle. A buy-to-flip strategy would involve renovating the basic and aging materials to increase the home’s appeal, targeting a resale at a higher price point. Short-term cosmetic upgrades could yield a quick turnaround. Buy-to-let angle. The estimated gross yield of 3.1% suggests potential for monthly rental income of approximately €1,782, making it a viable option for long-term rentals aimed at families in this suburban area.
Fair value modelled at €607,955 from 6 comparable sales in the area. Asking €690,000 sits €82,045 (13.5%) above — overpriced versus fair value.
Asking €690,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €640,712 (€2,563/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 49/100 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 €640,712, adjusted for condition and micro-location, gives a modelled fair value of €607,955 (€2,432/m²), a €82,045 (13.5%) gap versus the €690,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 8751b6 | Subject | €690,000 | €2,760 | — | 45 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6271fb | Active | €500,000 | €2,564 | 7.1% | 45 | 77 |
| rua Padre Pio, 625 | Active | €450,000 | €2,500 | 9.4% | 60 | 74 |
| rua dos Foros de Amora, 182 | Active | €520,000 | €2,364 | 14.4% | 60 | 72 |
| Amora · 6eb9dd | Active | €480,000 | €2,308 | 16.4% | — | 69 |
| Median comp | €490,000 | €2,432 | 11.9% | 60 | 73 |
Long-term rental The property is overpriced at €690,000 compared to the fair value of €607,955, indicating a 13.5% gap. With a gross yield of only 3.1%, the long-term rental potential doesn't justify the high listing price. Family rental Given its suburban location with typical family amenities, this property could attract families; however, the current listing price of €690,000 exceeds the fair value by 13.5%. The overall condition rating of 49/100 suggests that necessary improvements may further diminish profitability for a family rental investment. Buy-and-hold While the location has potential, the property’s listing price of €690,000 is 13.5% above its fair value of €607,955, positioning it unfavorably for a buy-and-hold strategy. The low gross yield of 3.1% also raises concerns about long-term returns, especially compared to market standards for growth and value appreciation.
Economic vulnerability The combination of a 75/100 economic stability score and a 70/100 tenant stability score indicates potential vulnerability to economic downturns, as fluctuations in the local economy could lead to increased vacancy rates or rental defaults.
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