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 96 m², energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment boasts a bright kitchen with modern appliances and a spacious living room ideal for entertaining, enhancing its appeal beyond typical specifications.
The valuation. The asking price of €295,000 is significantly above the fair value of €264,454, indicating it is overpriced by €30,546 (11.6%). This suggests a lack of value for potential investors at the current listing.
Fair value modelled at €264,454 from 6 comparable sales in the area. Asking €295,000 sits €30,546 (11.6%) above — overpriced versus fair value.
Asking €295,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €217,155 (€2,262/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €217,155, adjusted for condition and micro-location, gives a modelled fair value of €264,454 (€2,755/m²), a €30,546 (11.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 2d83f0 | Subject | €295,000 | €3,073 | — | 74 | 79 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 25.4% | 75 | 79 |
| rua Doutor Emídio Guilherme Garcia Mendes, 12 | Active | €269,000 | €2,514 | 18.2% | 80 | 72 |
| rua Fonte da Contenda | Active | €331,500 | €2,908 | 5.4% | 72 | 69 |
| Amora · 096fa2 | Active | €290,000 | €3,187 | 3.7% | 72 | 69 |
| Median comp | €279,500 | €2,711 | 11.8% | 74 | 71 |
Long-term rental The property is currently priced at €295,000, which is 11.6% above its fair value of €264,454, indicating it is overpriced. With a gross yield of 3.7%, the return on investment may not align with the elevated entry cost against a mixed residential and commercial backdrop in the area. Family rental Given that the property’s listing price exceeds fair value by 11.6%, it is categorized as overpriced, reducing the appeal for families seeking affordable long-term housing. The strong neighborhood score of 79/100 could attract tenants, but the rental yield of 3.7% does not justify the higher-than-fair market entry price. Value-add renovation Although value-add renovations might enhance the property, the current price of €295,000 is 11.6% above fair value, categorizing it as overpriced. Investing in renovations could increase value but may not lead to sufficient returns given the 3.7% gross yield that is impacted by the current inflated purchase price.
Economic downturn risk The economic stability score of 80/100 indicates a strong economy, but any significant downturn could impact tenant stability with a score of 75/100, leading to potential vacancies and decreased rental income during challenging economic times.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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