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, 1-bathroom apartment of 67 m², built in 1972, 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 sunroom that enhances natural light and provides additional living space, along with a private backyard ideal for outdoor activities.
The valuation. The asking price of €285,000 is significantly above the fair value of €240,871, indicating an overpriced status by €44,129 (18.3%). Such a premium suggests that the property may not offer immediate value for prospective investors.
Fair value modelled at €240,871 from 6 comparable sales in the area. Asking €285,000 sits €44,129 (18.3%) above — overpriced versus fair value.
Asking €285,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €216,953 (€3,238/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €216,953, adjusted for condition and micro-location, gives a modelled fair value of €240,871 (€3,595/m²), a €44,129 (18.3%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f14dc0 | Subject | €285,000 | €4,254 | — | 70 | 74 |
| Amora · 49b915 | Active | €290,000 | €3,718 | 12.6% | 64 | 75 |
| rua das Flores | Active | €285,500 | €4,261 | 0.2% | — | 69 |
| Amora · f3623c | Active | €268,000 | €3,153 | 25.9% | 65 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 875073 | Active | €250,000 | €3,472 | 18.4% | 70 | 71 |
| Median comp | €276,750 | €3,595 | 15.5% | 65 | 73 |
Long-term rental The property’s current listing price of €285,000 is 18.3% higher than its fair value of €240,871, suggesting it is overpriced for long-term rental investment despite being in a location that provides economic benefits. With a gross yield of 2.5% and a decent neighborhood rating of 74/100, the return may not justify the initial investment at this price point. Family rental While the property is suitable for family rental due to its suburban location and adequate neighborhood amenities, its listing price of €285,000 remains overpriced compared to the fair value of €240,871. The combination of a low gross yield of 2.5% and a condition score of 68/100 indicates that potential returns for a family rental strategy are likely insufficient under current market conditions. Buy-and-hold Investing in this property as a buy-and-hold strategy appears less attractive given the significant gap of 18.3% between its listing price and fair value of €240,871, reflecting its overpriced status. The extended holding period may not generate the expected appreciation when starting with a gross yield of only 2.5% in a moderately rated neighborhood.
Potential Tenant Turnover In a scenario where tenant stability is rated at 72/100, there is a moderate risk of tenant turnover that could impact rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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