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 170 m² on the 4th floor, built in 2005, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a spacious living area with an unobstructed view and a 30 m² garage box with integrated storage for added convenience.
The valuation. The asking price of €450,000 sits €15,568 or 3.3% below the fair value of €465,568, indicating that the property is priced fairly within the current market dynamics. Buy-to-flip angle. With an estimated resale value aligned with the fair valuation, a buy-to-flip strategy would focus on cosmetic enhancements to maximize returns in a relatively steady market. Buy-to-let angle. The estimated rental income of €1,200 per month reflects a gross yield of 3.2%, positioning this property well for a long-term rental investment targeting families seeking access to Greater Lisbon amenities.
Fair value modelled at €465,568 from 6 comparable sales in the area. Asking €450,000 sits €15,568 (3.3%) below — the upside to fair value.
Asking €450,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €364,061 (€2,142/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €364,061, adjusted for condition and micro-location, gives a modelled fair value of €465,568 (€2,739/m²), a €15,568 (3.3%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 828fce | Subject | €450,000 | €2,647 | — | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6a94cb | Active | €399,000 | €1,565 | 40.9% | 75 | 70 |
| Amora · efdd00 | Active | €250,000 | €2,404 | 9.2% | 70 | 80 |
| rua Júlio Augusto Henriques, 51 | Active | €317,000 | €2,856 | 7.9% | 72 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 438f16 | Active | €275,000 | €2,750 | 3.9% | 75 | 74 |
| Median comp | €296,000 | €2,577 | 2.6% | 74 | 74 |
Long-term rental The property yields a gross return of 3.2%, reflecting a stable income potential in this suburban area of Greater Lisbon. With a fair value gap of only 3.3%, it provides a consistent investment option for long-term rental prospects. Family rental The apartment's size of 170m² and relatively good condition rating of 79/100 make it a suitable choice for families seeking spacious living. The 3.2% yield further supports its viability as a family rental in a neighbourhood with decent amenities and access to the city. Buy-and-hold Given its fair valuation at €450,000 and a solid neighbourhood rating of 73/100, this property can serve as a stable long-term asset in a growing market. The moderate yield of 3.2% combined with limited downside risk makes it a reasonable buy-and-hold investment choice. Not ideal for short-term vacation rental Due to its suburban location, this property lacks the allure typically required for successful short-term vacation rentals, which tend to thrive in more tourist-centric areas. The current yield of 3.2% also does not support the high turnover required for this rental strategy. Not ideal for student housing The apartment’s location in a suburban environment does not align with typical student housing demands, which favor proximity to universities and urban centers. Additionally, the 3.2% yield indicates limited rental income potential for this demographic. Not ideal for luxury market This property does not cater to the luxury market segment, as both its condition and neighborhood ratings suggest a more modest appeal. The fair value of €450,000 does not position it within the high-value thresholds characteristic of luxury investments.
[Tenant turnover risk] With a tenant stability score of 65/100, this property may experience higher than average tenant turnover, potentially affecting rental income and occupancy rates.
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