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 66 m² on the 2nd floor, built in 1995, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts two private balconies that enhance its brightness and provide outdoor connections from both bedrooms, complemented by a well-preserved wooden floor that adds charm.
The valuation. The asking price of €295,000 is significantly above the fair value of €226,950, indicating the property is overpriced by €68,050 (30.0%). This discrepancy suggests a lack of alignment with market expectations. Buy-to-flip angle. A buy-to-flip strategy might be challenging due to the current asking price, requiring significant appreciation to achieve a profitable resale. Nevertheless, targeted renovations could appeal to buyers looking for modern conveniences. Buy-to-let angle. The estimated rental income of €811 per month yields around 3.3%, offering steady cash flow for long-term investment. However, the relatively low yield points to a potentially slower return on investment in this suburban marketplace.
Fair value modelled at €226,950 from 6 comparable sales in the area. Asking €295,000 sits €68,050 (30.0%) above — overpriced versus fair value.
Asking €295,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €188,033 (€2,849/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 €188,033, adjusted for condition and micro-location, gives a modelled fair value of €226,950 (€3,439/m²), a €68,050 (30.0%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a6d44c | Subject | €295,000 | €4,470 | — | 80 | 72 |
| rua Luís de Camões | Active | €279,500 | €3,213 | 28.1% | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 23.1% | 80 | 76 |
| Amora · 1f34b7 | Active | €289,000 | €3,440 | 23.0% | 78 | 70 |
| rua 5 de Outubro, 12 | Active | €299,500 | €3,791 | 15.2% | 74 | 79 |
| Median comp | €294,000 | €3,439 | 23.1% | 78 | 76 |
Long-term rental The 2-bed apartment in Seixal is priced at €295,000, which is 30% higher than its fair value of €226,950, confirming that this asset is overpriced. With a gross yield of 3.3% and a neighborhood rating of 72/100, the investment lacks the essential value and return potential typically desired in long-term rental markets. Family rental Although located in a suburban area with decent access to Lisbon's amenities, the apartment's overvaluation at €295,000 limits its appeal for family rentals. The overall market conditions and tenant quality may not justify the purchase at this price, which exceeds its fair value by 30%.
Tenant turnover risk With a tenant stability score of 65/100, there is a potential risk of higher tenant turnover leading to increased vacancy periods and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
