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 73 m² on the 1st floor, built in 1996, energy rating C. Located on alameda dos Bombeiros, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes two balconies, enhancing outdoor living, and benefits from a well-maintained condominium environment that promotes a tranquil lifestyle despite its proximity to essential amenities.
The valuation. The asking price of €289,000 exceeds the fair value of €255,199 by €33,801, representing a 13.2% premium. This indicates that the property is overpriced compared to its market value.
Fair value modelled at €255,199 from 6 comparable sales in the area. Asking €289,000 sits €33,801 (13.2%) above — overpriced versus fair value.
Asking €289,000 versus the alameda dos Bombeiros area baseline of €199,388 (€2,731/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €199,388, adjusted for condition and micro-location, gives a modelled fair value of €255,199 (€3,496/m²), a €33,801 (13.2%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda dos Bombeiros | Subject | €289,000 | €3,959 | — | 85 | 75 |
| rua Abel Salazar, 16 | Active | €289,000 | €4,250 | 7.4% | 88 | 73 |
| Amora · 1f34b7 | Active | €289,000 | €3,440 | 13.1% | 78 | 70 |
| rua Luís de Camões | Active | €279,500 | €3,213 | 18.9% | 78 | 76 |
| Alto do Seixalinho, Santo André e Verderena · 1f33d5 | Active | €277,000 | €3,551 | 10.3% | 85 | 72 |
| Median comp | €284,250 | €3,496 | 11.7% | 82 | 73 |
Long-term rental This property is priced at €289,000, which exceeds its fair value of €255,199, indicating it is overpriced by 13.2%. With a gross yield of 3.5%, the potential returns on a long-term rental may not justify the entry cost. Family rental The apartment's proximity to good schools and its suburban setting makes it a viable option for families, yet its current price of €289,000 is above the fair value of €255,199. Given the 3.5% gross yield, the investment may not attract families looking for value, as the property is overpriced. Buy-and-hold While the property can benefit from long-term economic growth due to its location near Lisbon, its listing price of €289,000 is significantly above the fair value of €255,199, making it overpriced. Investors looking for a buy-and-hold strategy might find the current yield of 3.5% insufficient to mitigate the elevated acquisition cost.
Economic volatility risk The economic stability score of 75/100 indicates a moderate risk of potential economic fluctuations that could affect rental rates or property values.
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