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 70 m² on the 1st floor, built in 1951, energy rating D. Located on avenida Metalúrgicos, 99B, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes a private courtyard with separate kitchen, extra bedroom, and bathroom, perfect for hosting guests or creating rental income opportunities.
The valuation. The asking price of €280,000 is significantly above the fair value of €225,606, creating a gap of €54,394 (24.1%). This property is considered overpriced, reflecting a mismatch between its current market price and intrinsic value.
Fair value modelled at €225,606 from 6 comparable sales in the area. Asking €280,000 sits €54,394 (24.1%) above — overpriced versus fair value.
Asking €280,000 versus the avenida Metalúrgicos, 99B area baseline of €216,593 (€3,094/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 is below the parish average, reducing 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 €216,593, adjusted for condition and micro-location, gives a modelled fair value of €225,606 (€3,223/m²), a €54,394 (24.1%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Metalúrgicos, 99B | Subject | €280,000 | €4,000 | — | 62 | 70 |
| Amora · b7b50f | Active | €230,000 | €3,108 | 22.3% | — | 68 |
| Amora · f3623c | Active | €268,000 | €3,153 | 21.2% | 65 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 25f912 | Active | €269,500 | €3,906 | 2.4% | 60 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbd23 | Active | €248,000 | €2,884 | 27.9% | 65 | 75 |
| Median comp | €258,000 | €3,131 | 21.7% | 65 | 75 |
Long-term rental This property, with a fair value of €225,606, is currently listed at €280,000, indicating it is overpriced by 24.1%. With a gross yield of 3.3% and a neighborhood rating of 70/100, the investment does not justify the enhanced entry price due to limited rental returns and neighborhood amenities. Family rental While this apartment is in a residential area with suburban amenities, its current listing price means it is priced 24.1% above its fair value of €225,606. Families looking for stability may be attracted by the decent neighborhood score of 70/100, but the financials highlight an overpriced opportunity. Buy-and-hold The buy-and-hold strategy is unattractive for this property, as it is currently overpriced at €280,000 compared to a fair value of €225,606, creating a 24.1% gap. Although the property sits in a suburban location, the financial prospects and yield of 3.3% suggest that holding this asset may not yield satisfactory returns. Not ideal for Short-term vacation rental The property’s overpriced positioning at 24.1% above its fair value of €225,606 indicates that it is not suitable for a short-term vacation rental strategy. The yield of 3.3% does not align with the typically higher returns expected in this market segment. Not ideal for Luxury market Priced at €280,000, this apartment lacks the characteristics and amenities expected in the luxury market, making it overpriced by 24.1% compared to its fair value. The overall condition score of 58/100 further supports that it does not meet the standards required for luxury investments. Not ideal for Student housing With a fair value of €225,606 and a listing price of €280,000 resulting in a 24.1% price premium, this property is unattractive for the student housing market. The low yield of 3.3% fails to provide the financial incentives often sought in properties designed for student rentals.
Economic Sensitivity With an economic stability score of 65/100, there is a risk that fluctuations in the local economy could adversely affect rental income and property value.
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