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 75 m², built in 1983, energy rating E. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment offers a sunroom that maximizes natural light and a balcony with views, enhancing outdoor leisure space despite being on the 4th floor without an elevator.
The valuation. The asking price of €300,000 is significantly above the fair value of €251,563, resulting in an excess of €48,437 (19.3%). This property is considered overpriced based on current market conditions. Buy-to-flip angle. A buy-to-flip strategy may be challenging due to the high asking price and current market valuation, making substantial profit margins more difficult to achieve. Quick renovations could yield a faster sale, but may not be profitable given this pricing. Buy-to-let angle. The gross yield of 3.4% with an estimated rent of €850/month indicates modest potential for rental income. This strategy is well-suited for long-term holding, particularly in a suburban area with access to amenities.
Fair value modelled at €251,563 from 6 comparable sales in the area. Asking €300,000 sits €48,437 (19.3%) above — overpriced versus fair value.
Asking €300,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €218,802 (€2,917/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €218,802, adjusted for condition and micro-location, gives a modelled fair value of €251,563 (€3,354/m²), a €48,437 (19.3%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 3a744c | Subject | €300,000 | €4,000 | — | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 261fd0 | Active | €270,000 | €3,971 | 0.7% | 70 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · cfe0c3 | Active | €260,000 | €3,333 | 16.7% | 72 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 14.6% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 18.9% | 65 | 75 |
| Median comp | €265,000 | €3,374 | 15.6% | 70 | 74 |
Long-term rental Given the 19.3% gap between the listing price and fair value, the property is overpriced for a long-term rental strategy, leading to less attractive returns for investors. Additionally, with a gross yield of only 3.4%, the financial viability of this investment is significantly undermined. Family rental Considering the neighborhood’s amenities and decent condition rating, the property may appeal to families; however, its current listing price being 19.3% above fair value makes it a less prudent choice for family rental. The modest gross yield of 3.4% further indicates that this investment may not attract the desired tenant quality or rental income. Buy-and-hold The buy-and-hold strategy is compromised here, as the current listing of €300,000 is significantly higher than its fair value of €251,563, marking it as overpriced. Consequently, the low gross yield of 3.4% suggests limited growth potential and returns over time, making this investment less desirable for long-term hold periods.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate likelihood of tenant turnover, which could result in increased vacancy rates and reduced rental income.
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