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 70 m², 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 electric and thermal shutters and PVC frames with double glazing, ensuring exceptional thermal and acoustic insulation for enhanced comfort throughout the year.
The valuation. The asking price of €298,000 sits €52,157 (21.2%) above the fair value of €245,843, indicating that the property is overpriced. Buy-to-flip angle. A buy-to-flip strategy would rely on enhancing the apartment's appeal through minor renovations, although the high asking price may hinder potential profits. Buy-to-let angle. The rental income strategy appears unfeasible, with a gross yield of 0%, suggesting the property may not generate immediate cash flow for long-term investments.
Fair value modelled at €245,843 from 6 comparable sales in the area. Asking €298,000 sits €52,157 (21.2%) above — overpriced versus fair value.
Asking €298,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €187,826 (€2,683/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €187,826, adjusted for condition and micro-location, gives a modelled fair value of €245,843 (€3,512/m²), a €52,157 (21.2%) gap versus the €298,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f14e3d | Subject | €298,000 | €4,257 | — | 85 | 74 |
| Amora · 1f3450 | Active | €279,000 | €3,488 | 18.1% | 80 | 74 |
| Amora · d7a44a | Active | €290,000 | €3,537 | 16.9% | 80 | 77 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 3.0% | 75 | 73 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 25.5% | 80 | 74 |
| Median comp | €284,000 | €3,513 | 17.5% | 80 | 74 |
Long-term rental The demand for long-term rentals in the União das Freguesias do Seixal is subdued, particularly with a property exhibiting a gross yield of 0%. With the property priced 21.2% above its fair value, investors may face challenges achieving favorable returns over time. Family rental Given the vibrant community amenities in the area, this property could appeal to families, but its overpriced listing at €298,000 hampers its attractiveness. The property’s 85/100 condition rating suggests it may require additional investment to draw in potential family tenants in a competitive market. Buy-and-hold While the location within the Lisbon metro area has potential, purchasing this property at a 21.2% premium over fair value raises concerns about long-term asset appreciation. Investors looking for stability and growth in their portfolio should be wary of the ROI implications of this overpriced listing. Not ideal for: Luxury market, Short-term vacation rental, Student housing The property’s features and pricing do not lend themselves well to the luxury segment, nor do they align with the investment profile suitable for short-term renting or student housing. This property’s niche appeal may limit its viability across these specific segments, especially given its high price point.
Economic Downturn Risk: With an economic stability score of 85, while strong, there is still potential for instability that could impact rental income, particularly given the tenant stability score of 65, suggesting a risk of tenant turnover and financial volatility.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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