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 1st floor, built in 1997, energy rating C. Located on rua Virgílio Martinho, 8, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes a cozy fireplace in the living room, enhancing comfort during colder months, and a pantry in the kitchen for additional storage efficiency.
The valuation. The asking price of €285,000 is significantly above the fair value of €254,978, translating to an overpriced valuation of €30,022 or 11.8%. This discrepancy indicates that the property may not be a sound investment at this price point.
Fair value modelled at €254,978 from 6 comparable sales in the area. Asking €285,000 sits €30,022 (11.8%) above — overpriced versus fair value.
Asking €285,000 versus the rua Virgílio Martinho, 8 area baseline of €236,610 (€3,073/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €236,610, adjusted for condition and micro-location, gives a modelled fair value of €254,978 (€3,311/m²), a €30,022 (11.8%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Virgílio Martinho, 8 | Subject | €285,000 | €3,701 | — | 65 | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 8751e4 | Active | €268,000 | €3,671 | 0.8% | 64 | 71 |
| avenida Afonso Costa, 29 | Active | €250,000 | €3,289 | 11.1% | 65 | 72 |
| rua Cidade da Praia | Active | €247,000 | €3,250 | 12.2% | 65 | 75 |
| Alto do Seixalinho, Santo André e Verderena · 09009f | Active | €225,000 | €2,885 | 22.1% | 60 | 73 |
| Median comp | €248,500 | €3,270 | 11.7% | 65 | 73 |
Family rental This 2-bed apartment offers a gross yield of 3.4%, appealing to families seeking permanence in a suburban environment. However, with a fair value of €254,978, the listing price of €285,000 suggests it is overpriced, limiting potential returns in a competitive rental market. Buy-and-hold While proximity to Lisbon enhances the property's investment potential for long-term appreciation, the current condition rating of 62/100 reflects renovation needs that could erode profitability. At €285,000, the property exceeds its fair value by 11.8%, indicating it is overpriced for a buy-and-hold strategy. Long-term rental This property is positioned in a family-friendly neighborhood with a decent condition score, yet its high asking price results in limited cash flow viability for long-term rentals. The gap between the listing price and the fair value demonstrates that it is overpriced, thereby posing risks for sustained rental income over time.
Tenant turnover risk High tenant turnover is likely due to the relatively low tenant stability score of 65/100, indicating potential difficulty in maintaining long-term occupancy and consistent cash flow.
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