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, 2-bathroom apartment of 108 m² on the 2nd floor, built in 2001, energy rating F. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a balcony that enhances the living space with natural light and panoramic views of the surrounding quiet neighborhood, contributing to a serene atmosphere.
The valuation. The asking price of €310,000 sits €23,936 above the fair value of €286,064, translating to an 8.4% premium. This indicates that while the property is fairly priced, it may not offer significant negotiation leverage.
Fair value modelled at €286,064 from 6 comparable sales in the area. Asking €310,000 sits €23,936 (8.4%) above — overpriced versus fair value.
Asking €310,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €268,374 (€2,485/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €268,374, adjusted for condition and micro-location, gives a modelled fair value of €286,064 (€2,649/m²), a €23,936 (8.4%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 15e0bf | Subject | €310,000 | €2,870 | — | 65 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f46c5c | Active | €215,000 | €2,500 | 12.9% | 70 | 73 |
| praceta do Lobito | Active | €199,900 | €2,298 | 20.0% | 54 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 3d9771 | Active | €230,000 | €2,840 | 1.1% | 67 | 76 |
| rua Viana da Mota, 7 | Active | €300,000 | €2,542 | 11.4% | 65 | 75 |
| Median comp | €222,500 | €2,521 | 12.2% | 66 | 76 |
Family rental The 3-bed apartment in União das Freguesias do Seixal offers a respectable yield of 3%, which could appeal to families seeking stable housing. However, given the fair valuation, rental pricing should be approached cautiously to ensure it meets market expectations. Long-term rental This property is well-positioned for long-term rental due to its solid neighbourhood rating of 77/100, indicating a desirable living environment for tenants. While the yield is modest, the fair valuation suggests that rental pricing should remain competitive but in line with market norms. Buy-and-hold As a buy-and-hold investment, this apartment presents a fair entry point into the real estate market, given its proximity to Lisbon and decent neighbourhood amenities. However, with the property priced at €310,000, appreciation potential may be limited compared to its fair value of €286,064.
Tenant turnover risk Higher tenant turnover could occur given the tenant stability score of 75/100, potentially leading to increased vacancy rates and costs related to finding new tenants.
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