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 57 m² on the 1st floor, built in 1986, energy rating E. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment offers two balconies that enhance both living space and outdoor enjoyment, complemented by proximity to essential services and convenient public transport links.
The valuation. The asking price of €280,000 sits significantly above the fair value of €200,186, representing an overpricing of €79,814 (39.9%). This property is considered overpriced based on current market metrics.
Fair value modelled at €200,186 from 6 comparable sales in the area. Asking €280,000 sits €79,814 (39.9%) above — overpriced versus fair value.
Asking €280,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €159,218 (€2,793/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €159,218, adjusted for condition and micro-location, gives a modelled fair value of €200,186 (€3,512/m²), a €79,814 (39.9%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · efdd2a | Subject | €280,000 | €4,912 | — | 80 | 79 |
| rua dos Foros de Amora, 13 | Active | €270,000 | €3,375 | 31.3% | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · b7c25f | Active | €330,000 | €3,667 | 25.4% | 75 | 73 |
| Amora · d7a44a | Active | €290,000 | €3,537 | 28.0% | 80 | 77 |
| Amora · 1f3450 | Active | €279,000 | €3,488 | 29.0% | 80 | 74 |
| Median comp | €284,500 | €3,513 | 28.5% | 79 | 75 |
Long-term rental Despite a gross yield of 3.4%, the property in Seixal is overpriced at €280,000, significantly exceeding its fair value of €200,186. With rising housing costs and a valuation gap of 39.9%, this investment may face challenges in appealing to cost-conscious long-term renters. Family rental While the property offers a condition score of 82/100 and a decent neighbourhood rating of 79/100, the listing price of €280,000 makes it an unattractive option for family rentals. Families often seek value, and the 39.9% gap from fair value raises concerns about the sustainability of rental income in this competitive market. Buy-and-hold Investing in this 2-bed apartment for a buy-and-hold strategy could prove problematic due to its overpriced status, listing at €280,000 against a fair value of just €200,186. The substantial valuation gap of 39.9% suggests that potential appreciation may not compensate for the initial overinvestment, hindering long-term wealth building.
Economic Volatility Risk The economic stability score of 85 indicates a robust environment; however, with a tenant stability score of only 75, there is a potential risk of higher turnover and vacancy rates impacting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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