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 74 m² on the 1st floor, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features a sunroom that enhances the living space with natural light and offers picturesque views of the nearby river.
The valuation. The asking price of €253,000 sits €30,350 or 13.6% above the fair value of €222,650, indicating that the property is overpriced. This raises potential concerns for both buyers and investors.
Fair value modelled at €222,650 from 6 comparable sales in the area. Asking €253,000 sits €30,350 (13.6%) above — overpriced versus fair value.
Asking €253,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €209,397 (€2,830/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €209,397, adjusted for condition and micro-location, gives a modelled fair value of €222,650 (€3,009/m²), a €30,350 (13.6%) gap versus the €253,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e3aa30 | Subject | €253,000 | €3,419 | — | 60 | 74 |
| avenida dos Metalúrgicos | Active | €240,000 | €3,117 | 8.8% | 70 | 69 |
| Amora · 37511d | Active | €219,000 | €2,808 | 17.9% | 65 | 71 |
| Amora · 829009 | Active | €268,000 | €3,080 | 9.9% | 70 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 16268c | Active | €255,000 | €3,188 | 6.8% | 70 | 68 |
| Median comp | €247,500 | €3,099 | 9.4% | 70 | 70 |
Long-term rental With a listing price of €253,000, this property is overpriced at a 13.6% premium compared to its fair value of €222,650. The 4% gross yield may not justify the elevated price, especially given the property's condition rating of 65/100. Buy-and-hold Although the location provides suburban access to city amenities, the current price of €253,000 reflects a significant overvaluation compared to the fair value analysis. Investors considering a long-term hold may find their returns impeded due to the already high purchase price in relation to its fair market value. Family rental The asking price of €253,000 places this apartment in the overpriced category, limiting its attractiveness for family rentals despite a decent neighborhood rating of 74/100. The combination of the elevated cost and a less-than-optimal 4% yield suggests that this property may not be the best choice for those targeting family tenants.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant chance of increased tenant turnover, potentially impacting rental income and increasing vacancy periods.
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