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 90 m² on the 3rd floor, built in 1992, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This property includes a spacious kitchen with quality finishes that seamlessly blend modern aesthetics with classic charm, enhancing the overall living experience in a sought-after bay view location.
The valuation. The asking price of €258,500 sits 4.9% above the fair value of €246,477, indicating the property is priced fairly, yet leaves little room for negotiation. The valuation suggests a balanced market perspective on this listing.
Fair value modelled at €246,477 from 6 comparable sales in the area. Asking €258,500 sits €12,023 (4.9%) above — overpriced versus fair value.
Asking €258,500 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €204,854 (€2,276/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €204,854, adjusted for condition and micro-location, gives a modelled fair value of €246,477 (€2,739/m²), a €12,023 (4.9%) gap versus the €258,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a6d3ec | Subject | €258,500 | €2,872 | — | 70 | 75 |
| rua Gil Vicente | Active | €295,000 | €2,438 | 15.1% | 64 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1f36d4 | Active | €275,000 | €2,750 | 4.3% | 75 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 438f16 | Active | €275,000 | €2,750 | 4.3% | 75 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a80a6b | Active | €249,000 | €2,798 | 2.6% | 80 | 73 |
| Median comp | €275,000 | €2,750 | 4.3% | 75 | 73 |
Long-term rental The property offers a gross yield of 4.1%, which is competitive in the suburban proximity of Lisbon, enhancing its rental appeal. Given its fair valuation and decent condition score of 74/100, this asset aligns well with stable long-term rental demands. Family rental With a family-friendly neighbourhood rating of 75/100 and sufficient living space, this 2-bed apartment is well-suited for families looking for a comfortable suburban lifestyle. The fair market positioning suggests that it could attract reliable long-term tenants seeking stability in their housing. Buy-and-hold Positioned in a market that benefits from Lisbon's economic growth and employment accessibility, this property is ideal for a buy-and-hold investment strategy. Its fair valuation combined with solid demand for suburban living contributes to a stable investment in the long term.
Economic Sensitivity Risk The property's economic stability score of 80/100 indicates a strong local economy, but the tenant stability score of 70/100 suggests potential fluctuations in tenant retention, which could affect rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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