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 84 m² on the 2nd floor, built in 1996, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The property offers excellent natural light, enhancing the spaciousness of the living areas, while the two elevators ensure easy accessibility for all residents.
The valuation. The asking price of €299,000 sits 10.1% above the fair value of €271,463. This indicates that the property is priced fairly, making it a reasonable investment opportunity in the current market.
Fair value modelled at €271,463 from 5 comparable sales in the area. Asking €299,000 sits €27,537 (10.1%) above — overpriced versus fair value.
Asking €299,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €251,102 (€2,989/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €251,102, adjusted for condition and micro-location, gives a modelled fair value of €271,463 (€3,232/m²), a €27,537 (10.1%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ec1939 | Subject | €299,000 | €3,560 | — | 68 | 78 |
| rua Licínio Laranjeira | Active | €249,000 | €3,113 | 12.6% | 65 | 76 |
| rua Adelino dos Santos Pereira | Active | €260,000 | €3,291 | 7.5% | — | 74 |
| praceta Ana de Albuquerque | Active | €265,000 | €3,232 | 9.2% | 70 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9112c6 | Active | €262,000 | €3,195 | 10.2% | 72 | 69 |
| Median comp | €261,000 | €3,214 | 9.7% | 70 | 75 |
Long-term rental The property at €299,000 offers a gross yield of 3.2%, which is consistent with the local market trends in this suburban area of Greater Lisbon. Despite the competitive rental environment, the 10.1% gap versus fair value indicates that the pricing aligns closely with expectations, suggesting moderate long-term rental potential. Family rental With a family-friendly environment and a neighbourhood score of 78/100, this property is suited for long-term family rentals that seek accessibility to urban amenities. The fair valuation at €299,000 suggests a stable investment but also reflects the demand within the area and its appeal to families seeking housing. Buy-and-hold Holding onto this property could yield reasonable appreciation over time, particularly given its proximity to Lisbon and overall community score. Priced fairly, it stands as a sound buy-and-hold investment, offering the potential for incremental value growth aligned with market trends. Not ideal for short-term vacation rental Given the 3.2% gross yield and competitive market conditions, this property is not well suited for short-term vacation rentals which typically require a higher yield. The focus on long-term residential stability suggests it is better positioned for traditional rental strategies rather than transient occupancy. Not ideal for student housing Although the property is located near metropolitan amenities, it lacks the ideal characteristics to attract a student tenant base, such as proximity to educational institutions. The metrics suggest that this apartment's better use is in a family or long-term rental context rather than catering to students. Not ideal for the luxury market The property’s condition rating of 65/100 and fair value assessment indicate that it does not meet the standards typically expected in the luxury market. Therefore, targeting affluent buyers or renters is unlikely to yield positive results, making this property a more practical investment for everyday renters instead.
Tenant turnover risk With a Tenant stability score of 70/100, there is a potential risk of higher turnover, which could lead to increased costs for finding new tenants and potential periods of vacancy.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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