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 102 m² on the 2nd floor, energy rating C. Located on rua Ayres de Sá, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Remarkable Feature: This apartment's semi-renovated state combines modern amenities with practical living spaces, including an inviting living room fireplace and abundant natural light throughout. Highlight: The property boasts two balconies, enhancing outdoor living options.
The valuation. The asking price of €325,000 is closely aligned with the fair value of €323,163, exceeding it by just €1,837. This positions the property as a fair opportunity in the current market. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the strong employment access to Lisbon, targeting a resale price that exceeds the initial purchase plus renovation costs. Upgraded kitchen features may appeal to buyers. Buy-to-let angle. With an estimated rental income of €948/month, the gross yield of 3.5% supports a solid buy-to-let strategy, particularly for families. The appealing neighborhood close to Lisbon enhances demand for long-term rentals.
Fair value modelled at €323,163 from 5 comparable sales in the area. Asking €325,000 sits €1,837 (0.6%) above — overpriced versus fair value.
Asking €325,000 versus the rua Ayres de Sá area baseline of €288,766 (€2,831/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 €288,766, adjusted for condition and micro-location, gives a modelled fair value of €323,163 (€3,168/m²), a €1,837 (0.6%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ayres de Sá | Subject | €325,000 | €3,186 | — | 70 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f5ea41 | Active | €280,000 | €3,373 | 5.9% | 70 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40a7f | Active | €265,000 | €2,524 | 20.8% | — | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b7e7 | Active | €317,500 | €3,175 | 0.4% | 72 | 69 |
| Amora · 3a7251 | Active | €329,500 | €3,168 | 0.6% | 65 | 80 |
| Median comp | €298,750 | €3,172 | 0.5% | 70 | 75 |
Long-term rental The 3-bed apartment in Seixal is priced at €325,000, which is essentially in line with its fair value of €323,163, indicating a stable investment for long-term rental strategies. With a gross yield of 3.5% and a decent neighborhood score of 76/100, this property is positioned well for steady rental income over time. Family rental Given its reasonable pricing and the strong access to Lisbon, this apartment presents an appealing opportunity for family rentals. The combined factors of a comfortable size and satisfactory neighborhood rating make it suitable for attracting families seeking longer-term housing. Buy-and-hold As the property lies at a fair valuation, investing here aligns with a buy-and-hold strategy focused on gradual appreciation and consistent rental returns. The property's desirable location and stable yield could offer reliable long-term benefits despite its moderate pricing. Not ideal for short-term vacation rental The combination of urban-suburban characteristics and the overall neighborhood quality does not lend itself to robust short-term rental performance. Critics may find the property's yields less attractive in the vacation rental market given the competitive landscape. Not ideal for luxury market With the property scoring a condition rating of 69/100 and given its fair valuation, it lacks the high-end features typically demanded in the luxury market. Therefore, it would not appeal to buyers seeking premium properties in Seixal.
Economic Downturn Risk A slight economic instability score of 80 may lead to increased vacancy rates, impacting potential rental income given the tenant stability score of 75 indicating some risk of tenant turnover.
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