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 77 m² on the 2nd floor, built in 1977. Located on rua das Piscinas, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Unique Selling Point: This apartment boasts a bright, spacious living area and is situated in a vibrant neighborhood with diverse local amenities and excellent public transport options.
The valuation. The asking price of €255,000 is €27,795 (12.2%) above the fair value of €227,205, indicating that the property is overpriced. It is essential to consider this discrepancy when evaluating potential returns.
Fair value modelled at €227,205 from 6 comparable sales in the area. Asking €255,000 sits €27,795 (12.2%) above — overpriced versus fair value.
Asking €255,000 versus the rua das Piscinas area baseline of €188,214 (€2,444/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €188,214, adjusted for condition and micro-location, gives a modelled fair value of €227,205 (€2,951/m²), a €27,795 (12.2%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Piscinas | Subject | €255,000 | €3,312 | — | 72 | 75 |
| rua Jaime Cortesão, 9 | Active | €277,500 | €3,153 | 4.8% | 72 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 652fc9 | Active | €275,000 | €2,957 | 10.7% | 76 | 73 |
| rua General Humberto Delgado | Active | €255,000 | €2,898 | 12.5% | 70 | 75 |
| Amora · d05a0b | Active | €270,000 | €2,903 | 12.3% | 72 | 78 |
| Median comp | €272,500 | €2,930 | 11.5% | 72 | 76 |
Long-term rental The property in Seixal, currently listed at €255,000, is overpriced compared to its fair value of €227,205, representing a 12.2% gap. While the gross yield is 4%, the elevated price diminishes its attractiveness for sustained rental income. Short-term vacation rental With a gross yield of 4% and a fair value significantly lower than the listing price, this apartment is overpriced for short-term rental strategies. The location's appeal may draw tourists, but the premium price limits potential profit margins. Buy-and-hold This apartment's listing price exceeds fair value by 12.2%, indicating an overpriced asset for a buy-and-hold investment strategy. Although the area has proximity to Lisbon and coastal attractions, the high entry cost raises concerns about long-term appreciation potential.
Economic Sensitivity: With an economic stability score of 70/100, there is a moderate risk that fluctuating economic conditions could impact tenant demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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