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 66 m², built in 1985, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a fully modernized kitchen layout optimized for efficiency, and is situated within walking distance to essential amenities and vibrant local culture.
The valuation. The asking price of €290,000 exceeds the fair value of €237,552 by €52,448, representing a 22.1% premium. This property is currently overpriced, limiting the potential for immediate gain. Buy-to-flip angle. A buy-to-flip strategy could be challenging due to the high asking price, requiring substantial renovations or updates to justify a resale price significantly above €290,000. Quick turnover may take longer than anticipated in this market. Buy-to-let angle. With an estimated monthly rental income of €773, the gross yield stands at 3.2%. This return may not align with investor expectations in a suburban area close to Lisbon, where rental demand is mixed.
Fair value modelled at €237,552 from 6 comparable sales in the area. Asking €290,000 sits €52,448 (22.1%) above — overpriced versus fair value.
Asking €290,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €192,290 (€2,913/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €192,290, adjusted for condition and micro-location, gives a modelled fair value of €237,552 (€3,599/m²), a €52,448 (22.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 144110 | Subject | €290,000 | €4,394 | — | 78 | 76 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 6.0% | 75 | 73 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 27.8% | 80 | 74 |
| praceta Álvaro Cavalheiro, 4 | Active | €260,000 | €3,662 | 16.7% | 75 | 75 |
| praceta José António Aleixo S / N | Active | €249,500 | €3,283 | 25.3% | 75 | 75 |
| Median comp | €260,000 | €3,473 | 21.0% | 75 | 75 |
Long-term rental The property's 3.2% gross yield suggests limited profitability for long-term rental investment, especially given its price point. With a 22.1% gap from its fair value, this apartment does not represent a compelling long-term rental opportunity. Buy-and-hold As the property is priced 22.1% above fair value, it raises concerns about future appreciation and return on investment for a buy-and-hold strategy. This apartment, despite its decent condition and neighborhood scores, does not align with prudent buy-and-hold criteria. Family rental While the property is situated in a family-friendly suburban area, its valuation at €290,000 places it at a significant premium when compared to the estimated fair value. Consequently, potential rental income may not justify the investment risk in this family rental strategy.
Potential Economic Fluctuations Given an economic stability score of 75, there is a moderate risk of economic downturns affecting rental income stability, particularly if tenant stability is at a lower score of 70, indicating potential vacancy risks.
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