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 51 m² on the 1st floor, energy rating C. Located on rua Gil Eanes, 6, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Key Features: This apartment offers direct ferry access to Lisbon and is nestled in a vibrant neighborhood with local cafés and shops just steps away, enhancing urban living with tranquility.
The valuation. The asking price of €210,000 is significantly above the fair value of €176,822, representing an overvaluation of €33,178 (18.8%). This price does not align with market expectations for similar properties in the area.
Fair value modelled at €176,822 from 6 comparable sales in the area. Asking €210,000 sits €33,178 (18.8%) above — overpriced versus fair value.
Asking €210,000 versus the rua Gil Eanes, 6 area baseline of €164,364 (€3,223/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 €164,364, adjusted for condition and micro-location, gives a modelled fair value of €176,822 (€3,467/m²), a €33,178 (18.8%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Gil Eanes, 6 | Subject | €210,000 | €4,118 | — | 66 | 77 |
| rua Santo Condestável | Active | €245,000 | €3,828 | 7.0% | 70 | 77 |
| Amora · 15e27f | Active | €252,000 | €3,405 | 17.3% | — | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 225b5d | Active | €240,000 | €3,810 | 7.5% | 60 | 67 |
| rua João Martins Bandeira S / N | Active | €240,000 | €3,429 | 16.7% | 60 | 76 |
| Median comp | €242,500 | €3,620 | 12.1% | 60 | 72 |
Long-term rental The property is overpriced by 18.8% compared to its fair value, which may hinder its appeal for long-term rental investors seeking consistent cash flow. Despite a decent gross yield of 5%, the high initial investment could deter potential tenants looking for value in a competitive rental market. Family rental With a gross yield of 5%, the property may present some rental potential, but its 18.8% gap from fair value suggests it's overpriced and might not attract families looking for affordable solutions. The neighbourhood's good educational infrastructure is a positive aspect, yet the current asking price may limit its entry into family-oriented rentals. Buy-and-hold The investment thesis for a buy-and-hold strategy is weakened by the property's overpricing, as indicated by the 18.8% gap from its fair value. While the neighbourhood rates well and the proximity to Greater Lisbon is advantageous, the high initial acquisition cost could result in lower long-term returns than expected from a more fairly valued property.
Economic downturn risk A sudden decline in economic conditions could negatively impact tenant retention, especially with both economic and tenant stability scores at 80/100, suggesting a moderate vulnerability to fluctuations.
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