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.
1-bedroom, 1-bathroom apartment of 78 m² on the 1st floor, built in 1993, energy rating D. Located on rua da Boavista, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment offers a surprising potential for conversion into a two-bedroom unit, enhancing its value in the sought-after Pinhal dos Frades area of Seixal.
The valuation. The asking price of €240,000 sits slightly above the fair value of €234,685, reflecting a minor deviation of €5,315 or 2.3%. The property is considered to be at a fair price given its charm and location.
Fair value modelled at €234,685 from 6 comparable sales in the area. Asking €240,000 sits €5,315 (2.3%) above — overpriced versus fair value.
Asking €240,000 versus the rua da Boavista area baseline of €213,000 (€2,731/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 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 €213,000, adjusted for condition and micro-location, gives a modelled fair value of €234,685 (€3,009/m²), a €5,315 (2.3%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Boavista | Subject | €240,000 | €3,077 | — | 70 | 64 |
| rua Ferreira de Castro, 21 | Active | €284,900 | €2,937 | 4.5% | 70 | 75 |
| Amora · 3d9874 | Active | €259,000 | €2,815 | 8.5% | 65 | 71 |
| rua General Humberto Delgado | Active | €255,000 | €2,898 | 5.8% | 70 | 75 |
| Amora · 829009 | Active | €268,000 | €3,080 | 0.1% | 70 | 77 |
| Median comp | €263,500 | €2,918 | 5.2% | 70 | 75 |
Long-term rental The property offers a gross yield of 3.2%, which aligns with current market expectations for long-term rental investments in Greater Lisbon's suburban areas. Given the fair valuation, it presents a stable opportunity without significant price risk and with steady tenant demand due to proximity to employment hubs. Buy-and-hold Investors may find this property suitable for a buy-and-hold strategy as its valuation remains fairly aligned with the market, ensuring a modest entry point without significant overexposure. Its condition score of 66/100 indicates reasonable upkeep, suggesting that with minor improvements, the property could appreciate over time, particularly in a growing suburban market. Family rental The apartment’s 78m² size and adequate condition make it a practical choice for family rentals, catering to the demand in the Seixal area. Although the property is fairly priced, its appeal to families is reinforced by the good quality of the local amenities and proximity to employment centers, making it a desirable option for long-term tenants.
Tenant turnover risk The tenant stability score of 50/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and potential loss of rental income.
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