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 64 m² on the 2nd floor, built in 1967, energy rating C. Located on rua Ilha de Santa Maria, 11, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Highlight: Enjoy stunning sunset views from the kitchen's large window and experience vibrant local community life just steps from your front door.
The valuation. The asking price of €258,000 is significantly above the fair value of €222,221, indicating an overpricing of €35,779 (16.1%). This disparity suggests caution for potential investors. Buy-to-flip angle. A buy-to-flip strategy may necessitate renovations, particularly in the kitchen, to command a higher resale price and attract buyers. The aim would be to sell the property quickly for a profit. Buy-to-let angle. The estimated rental income of €817/month offers a gross yield of 3.8%, making it a feasible option for long-term rental investors. This could attract families seeking stable accommodations in the area.
Fair value modelled at €222,221 from 6 comparable sales in the area. Asking €258,000 sits €35,779 (16.1%) above — overpriced versus fair value.
Asking €258,000 versus the rua Ilha de Santa Maria, 11 area baseline of €195,565 (€3,056/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 €195,565, adjusted for condition and micro-location, gives a modelled fair value of €222,221 (€3,472/m²), a €35,779 (16.1%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ilha de Santa Maria, 11 | Subject | €258,000 | €4,031 | — | 70 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a79eab | Active | €285,000 | €3,563 | 11.6% | 75 | 76 |
| Amora · 911797 | Active | €280,000 | €3,111 | 22.8% | 67 | 73 |
| Amora · 833f68 | Active | €220,000 | €3,333 | 17.3% | 72 | 74 |
| rua Ferreira de Castro | Active | €250,000 | €3,521 | 12.7% | 78 | 75 |
| Median comp | €265,000 | €3,427 | 15.0% | 74 | 75 |
Long-term rental Given the apartment's gross yield of 3.8%, the investment does not provide a competitive return compared to market standards, especially given its 16.1% gap above fair value. The condition rating of 73/100 suggests it would likely require initial renovation work, further diminishing its appeal for long-term tenant attraction. Buy-and-hold The high listing price of €258,000 compared to the fair value of €222,221 indicates that holding onto this property may yield suboptimal capital appreciation, particularly in the competitive market of Greater Lisbon. With an average neighborhood score of 70/100, growth potential may be limited given the overall economic and housing context of the area. Family rental While the property could appeal to families, the current pricing at a 16.1% premium over fair value raises caution regarding its affordability in the local market. Additionally, the apartment's condition rating of 73/100 suggests that families may prefer better-maintained options, which could limit tenant interest at the current asking price.
Tenant turnover risk With a tenant stability score of 60/100, there is an increased likelihood of turnover, which could lead to higher vacancy rates and associated costs.
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