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 house of 98 m², built in 2006, energy rating E. Located on avenida 1 de Junho, 104, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features a spacious attic that can be transformed into a versatile additional room, enhancing its functionality for family needs.
The valuation. The asking price of €442,000 is significantly above the fair value of €344,321, presenting a premium of €97,679, or 28.4%. This property is therefore considered overpriced. Buy-to-flip angle. With a focus on quickly renovating and reselling, the strategy would likely require significant value-add improvements to attract buyers at or above market value. Short-term holding and resale would be challenging without substantial upside potential. Buy-to-let angle. The estimated rental income of €1,547/month gives a gross yield of 4.2%, making it a viable option for long-term rental despite the initial high purchase price. Targeting families could yield steady occupancy in this suburban location.
Fair value modelled at €344,321 from 6 comparable sales in the area. Asking €442,000 sits €97,679 (28.4%) above — overpriced versus fair value.
Asking €442,000 versus the avenida 1 de Junho, 104 area baseline of €301,642 (€3,078/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 €301,642, adjusted for condition and micro-location, gives a modelled fair value of €344,321 (€3,513/m²), a €97,679 (28.4%) gap versus the €442,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 1 de Junho, 104 | Subject | €442,000 | €4,510 | — | 74 | 73 |
| Amora · a79e45 | Active | €380,000 | €3,619 | 19.8% | 73 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d55a0 | Active | €450,000 | €3,285 | 27.2% | 75 | 74 |
| rua Vidreiros, 5 | Active | €259,000 | €3,159 | 30.0% | 82 | 72 |
| rua das Amoreiras | Active | €473,700 | €3,408 | 24.4% | 80 | 73 |
| Median comp | €415,000 | €3,347 | 25.8% | 78 | 73 |
Family rental With a property listed at €442,000 and a fair value of €344,321, the current price indicates a 28.4% premium that significantly impacts potential yield. The gross yield of 4.2% further suggests that this investment may not generate the sustainable returns expected in the family rental market. Buy-and-hold Investing in this property at €442,000, which is considerably above its fair value of €344,321, can lead to long-term challenges in realizing any appreciation. Given the current market conditions and the yield of 4.2%, the long-term outlook appears less favorable due to the overpriced situation. Long-term rental The property's valuation at €442,000 is 28.4% higher than the fair value, making it a less appealing option for long-term rental strategy. With a mediocre yield of 4.2%, the potential for profitable rental income is overshadowed by the significant price discrepancy.
Economic Vulnerability The property faces potential rental income fluctuations due to a relatively moderate economic stability score of 70/100, which could affect tenant retention and overall 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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