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, 2-bathroom apartment of 75 m², built in 1986, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment features excellent solar exposure enhancing energy efficiency and creating a bright atmosphere in the spacious living room, perfect for family gatherings.
The valuation. The asking price of €250,000 is significantly above the fair value of €220,284, creating a gap of €29,716 (13.5%). The property is considered overpriced given current market conditions.
Fair value modelled at €220,284 from 5 comparable sales in the area. Asking €250,000 sits €29,716 (13.5%) above — overpriced versus fair value.
Asking €250,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €205,444 (€2,739/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 is below the parish average, reducing 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 €205,444, adjusted for condition and micro-location, gives a modelled fair value of €220,284 (€2,937/m²), a €29,716 (13.5%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f10c1a | Subject | €250,000 | €3,333 | — | 68 | 76 |
| avenida dos Metalúrgicos | Active | €240,000 | €3,117 | 6.5% | 70 | 69 |
| Amora · 3d9874 | Active | €259,000 | €2,815 | 15.5% | 65 | 71 |
| rua Ferreira de Castro, 21 | Active | €284,900 | €2,937 | 11.9% | 70 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0901ad | Active | €245,000 | €2,526 | 24.2% | 52 | 67 |
| Median comp | €252,000 | €2,876 | 13.7% | 68 | 70 |
Long-term rental The property, listed at €250,000, is currently 13.5% overpriced compared to its fair value of €220,284, suggesting limited potential for price appreciation. With a gross yield of 3.7%, the investment may generate steady income, but the asking price compromises overall profitability. Buy-and-hold With the listing price exceeding fair value, the potential for capital growth is undermined, leading to a suboptimal long-term investment outlook. The property’s 64/100 condition and decent neighbourhood score of 76/100 indicate that while it may remain stable in the market, capital appreciation is unlikely. Family rental While the property is suitable for families due to nearby schools and good transport connections, its 13.5% premium over fair value renders it a less attractive investment. The gross yield of 3.7% suggests limited cash flow, especially in a suburban area, making the investment less appealing for family rentals. Not ideal for The property is not suited for short-term vacation rentals as it is overpriced in the current market environment. Additionally, it lacks the luxury amenities that would attract high-end clients in the luxury market segment.
Economic Transition Risk The relatively high economic stability score of 80 indicates resilience, but the lower tenant stability score of 70 suggests potential volatility in tenant retention, posing a risk to future cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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