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, 3-bathroom house of 158 m², energy rating A. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features high-quality finishes and thoughtful layout in a central location, providing excellent access to Lisbon and an array of nearby shops and outdoor activities.
The valuation. The asking price of €490,000 is significantly above fair value, which is estimated at €402,883, indicating an overvaluation of €87,117 or 21.6%. This makes the property overpriced in the current market. Buy-to-flip angle. A buy-to-flip strategy would focus on enhancing the property’s assets, particularly the high-quality kitchen and bathroom finishes, before reselling it. Investing in cosmetic updates could maximize resale potential. Buy-to-let angle. A rental income strategy would aim for a gross yield of 3.1%, equating to an estimated monthly income of €1,266. The desirable suburban Lisbon location appeals to long-term family tenants, ensuring steady cash flow.
Fair value modelled at €402,883 from 6 comparable sales in the area. Asking €490,000 sits €87,117 (21.6%) above — overpriced versus fair value.
Asking €490,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €352,032 (€2,228/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €352,032, adjusted for condition and micro-location, gives a modelled fair value of €402,883 (€2,550/m²), a €87,117 (21.6%) gap versus the €490,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ee8942 | Subject | €490,000 | €3,101 | — | 65 | 76 |
| Amora · 875180 | Active | €790,000 | €3,198 | 3.1% | 85 | 73 |
| rua Liberdade, 36 | Active | €499,000 | €2,365 | 23.7% | 72 | 73 |
| rua Jorge Peixinho, 20 | Active | €519,000 | €2,019 | 34.9% | 82 | 74 |
| Amora · 001991 | Active | €498,000 | €2,541 | 18.1% | 76 | 76 |
| Median comp | €509,000 | €2,453 | 20.9% | 79 | 74 |
Long-term rental The property is strategically located in a stable housing market, but with a 21.6% gap to its fair value, it reflects an overpriced investment. While the suburban Lisbon area exhibits a good tenant base, the gross yield of 3.1% does not justify the elevated price point. Family rental Although the neighbourhood has a solid tenant quality and decent amenities, the property’s asking price exceeds its fair value by 21.6%, rendering it overpriced. With a gross yield of only 3.1%, it may struggle to attract families seeking value in their rental investments. Buy-and-hold Despite the potential of the suburban Lisbon area for long-term appreciation, this property's current valuation is 21.6% higher than its fair value, highlighting it as overpriced. The yield of 3.1% coupled with its condition score of 69/100 suggests that it may not meet the investment criteria for a successful buy-and-hold strategy.
Economic Vulnerability The economic stability score of 75 indicates potential fluctuations in the local economy that could affect rental income, while a tenant stability score of 80 suggests a relatively reliable tenant base but does not eliminate the risk of economic downturns impacting occupancy rates.
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