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 91 m², built in 1989, energy rating C. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts two elevators, enhancing accessibility, and enjoys excellent sunlight exposure from multiple angles, contributing to a bright and airy atmosphere throughout the living space.
The valuation. The asking price of €260,000 is above the fair value of €232,932 by €27,068 (11.6%). This property is thus considered overpriced, which may caution potential investors regarding future resale prospects.
Fair value modelled at €232,932 from 6 comparable sales in the area. Asking €260,000 sits €27,068 (11.6%) above — overpriced versus fair value.
Asking €260,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €228,102 (€2,507/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 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 €228,102, adjusted for condition and micro-location, gives a modelled fair value of €232,932 (€2,560/m²), a €27,068 (11.6%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e83434 | Subject | €260,000 | €2,857 | — | 60 | 71 |
| Amora · 439220 | Active | €175,000 | €2,397 | 16.1% | — | 73 |
| Amora · 439209 | Active | €260,000 | €2,600 | 9.0% | 65 | 74 |
| praceta Emílio Carlos Pinheiro | Active | €355,000 | €2,840 | 0.6% | 75 | 72 |
| rua Ilha de Santa Maria, 4 | Active | €225,000 | €2,206 | 22.8% | 62 | 79 |
| Median comp | €242,500 | €2,499 | 12.6% | 65 | 74 |
Long-term rental The property is overpriced at €260,000, which is 11.6% above its fair value of €232,932, limiting the investor's potential for profit. Additionally, at a gross yield of 3.8% and a condition score of 57/100, the risks associated with this investment further increase, suggesting it may not attract desirable long-term tenants. Family rental Given its overpricing at €260,000, higher than the fair market value of €232,932, this apartment may deter families looking for a reasonable rental option. The suburban location and decent neighborhood rating of 71/100 may not compensate for the elevated price and offer limited appeal for families seeking affordability. Buy-and-hold The investment thesis for a buy-and-hold strategy is weakened as the apartment is priced 11.6% above its fair value of €232,932, making future appreciation uncertain. Its gross yield of 3.8% and average condition score indicate that holding onto this asset could yield low returns, questioning the long-term viability of this investment strategy.
Potential for Tenant Turnover The combined economic and tenant stability scores of 70/100 may indicate potential challenges in maintaining consistent occupancy, possibly leading to increased costs associated with tenant turnover and vacancy.
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