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 100 m² on the 2nd floor, built in 1987, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features two inviting balconies that offer both morning sunlight and a perfect setting for evening relaxation, enhancing its overall appeal and liveability.
The valuation. The asking price of €325,000 significantly exceeds the fair value of €268,082 by €56,918 (21.2%). This property is clearly overpriced in the current market context.
Fair value modelled at €268,082 from 6 comparable sales in the area. Asking €325,000 sits €56,918 (21.2%) above — overpriced versus fair value.
Asking €325,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €206,148 (€2,061/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 €206,148, adjusted for condition and micro-location, gives a modelled fair value of €268,082 (€2,681/m²), a €56,918 (21.2%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a80407 | Subject | €325,000 | €3,250 | — | 78 | 70 |
| Amora · 831571 | Active | €299,000 | €3,082 | 5.2% | 76 | 75 |
| rua da Azinhaga, 12 | Active | €320,000 | €2,353 | 27.6% | 78 | 81 |
| Amora · f5ebb5 | Active | €299,000 | €2,848 | 12.4% | 74 | 75 |
| rua Doutor Emídio Guilherme Garcia Mendes, 12 | Active | €269,000 | €2,514 | 22.6% | 80 | 72 |
| Median comp | €299,000 | €2,681 | 17.5% | 77 | 75 |
Long-term rental The current listing price of €325,000 creates a yield of only 3.1%, which is significantly below the market's expectations. Given the property is overpriced by 21.2% compared to its fair value of €268,082, it poses a risk for long-term rental investment. Buy-and-hold Investing in this property at the current price does not align with the potential appreciation and return metrics investors typically seek. With a substantial gap of 21.2% against the fair value, this buy-and-hold strategy seems less viable as the price is inflated relative to the market. Family rental While the property's condition and neighbourhood ratings are decent, the overpriced listing at €325,000 limits the potential for attractive family rental returns. The expected rental yield of 3.1% is less appealing, particularly as the property sits 21.2% above its fair market value.
Economic and Tenant Risk With both economic stability and tenant stability rated at 70/100, there is a moderate risk of market fluctuations impacting rental income and property value.
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