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.
3-bedroom, 2-bathroom apartment of 80 m², built in 1961, energy rating C. Located on parque Central da Mina, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features balconies that provide ample natural light and a pleasant connection to the outdoors, enhancing the overall living experience.
The valuation. The asking price of €359,000 sits significantly above the fair value of €277,893, representing an overpriced position by €81,107, or 29.2%. This disparity suggests caution for potential investors. Buy-to-flip angle. A buy-to-flip strategy could focus on renovating the apartment to enhance appeal and potentially listing it at a target price exceeding €400,000, capitalizing on the urban demand. Buy-to-let angle. With an estimated gross yield of 2.6% through a long-term rental strategy, investors can expect around €778/month, providing a steady income stream within the Lisbon metropolitan area.
Fair value modelled at €278,140 from 5 comparable sales in the area. Asking €359,000 sits €80,860 (29.1%) above — overpriced versus fair value.
Asking €359,000 versus the parque Central da Mina area baseline of €229,816 (€2,873/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €229,816, adjusted for condition and micro-location, gives a modelled fair value of €278,140 (€3,477/m²), a €80,860 (29.1%) gap versus the €359,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| parque Central da Mina | Subject | €359,000 | €4,488 | — | 86 | 72 |
| rua Sociedade Filarmónica União Arrentelense, 25 | Active | €339,000 | €3,725 | 17.0% | 80 | 73 |
| Amora · 831680 | Active | €299,000 | €3,477 | 22.5% | 75 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0ace80 | Active | €355,000 | €3,737 | 16.7% | 86 | 72 |
| Amora · 82c7bb | Active | €310,000 | €3,229 | 28.0% | 78 | 71 |
| Median comp | €324,500 | €3,601 | 19.8% | 79 | 73 |
Long-term rental The property, priced at €359,000, is 29.2% above its fair value of €277,893, making it less appealing for long-term rental strategies. With a gross yield of only 2.6%, the investment return does not justify the elevated price, indicating limited potential for rental income growth. Buy-and-hold Given the property is overpriced by 29.2% compared to its fair value, investing in a buy-and-hold strategy may not yield the desired long-term capital appreciation. The gross yield of 2.6% further suggests that this investment could underperform compared to other opportunities in the market. Family rental At €359,000, the property exceeds its fair value by 29.2%, posing challenges for positioning it as an attractive family rental option. Although it may provide decent amenities for families, the low yield of 2.6% and the property's overvaluation diminish its financial viability in this segment.
Tenant turnover risk High tenant turnover is a concern given the tenant stability score of 65/100, which may lead to increased vacancy rates and costs in landlord-tenant transitions.
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