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 69 m² on the 5th floor, built in 1985, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This property features modern air conditioning in all rooms, double-glazed windows for enhanced insulation, and a balcony with unobstructed views, creating a serene outdoor space.
The valuation. The asking price of €284,000 sits €65,927 or 30.2% above the fair value of €218,073. This property is considered overpriced based on its current market conditions.
Fair value modelled at €218,073 from 6 comparable sales in the area. Asking €284,000 sits €65,927 (30.2%) above — overpriced versus fair value.
Asking €284,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €173,385 (€2,513/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €173,385, adjusted for condition and micro-location, gives a modelled fair value of €218,073 (€3,160/m²), a €65,927 (30.2%) gap versus the €284,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a46689 | Subject | €284,000 | €4,116 | — | 78 | 71 |
| rua 25 de Abril | Active | €319,000 | €3,038 | 26.2% | 75 | 76 |
| rua 25 de Abril | Active | €319,000 | €3,190 | 22.5% | 80 | 76 |
| rua Movimento das Forças Armadas | Active | €270,000 | €3,034 | 26.3% | 75 | 75 |
| rua Ana de Castro Osório | Active | €263,000 | €3,131 | 23.9% | 72 | 76 |
| Median comp | €294,500 | €3,085 | 25.1% | 75 | 76 |
Long-term rental The property presents a gross yield of 3.5%, which is relatively low compared to the market average, thereby not meeting the optimal yield expectations for long-term investment. Given its fair value of €218,073 compared to the listing price of €284,000, the investment is clearly overpriced, making it a less favorable option for this rental strategy. Family rental While the apartment's condition and proximity to urban facilities might attract family renters, the high asking price limits the potential for favorable cash flow. With the property listed at a significant 30.2% above fair value, it becomes challenging to justify this as a viable family rental investment. Buy-and-hold Although buying the apartment in a decent neighborhood may seem attractive, the pricing significantly exceeds the market's fair value, suggesting poor investment potential. The window for appreciation is closed by the 30.2% gap above fair value, thereby categorizing this property as overpriced and not suitable for a buy-and-hold strategy.
Tenant Turnover Risk The tenant stability score of 60/100 suggests a higher likelihood of turnover, which may lead 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
