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 85 m², built in 1981. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment boasts traditional high-quality decorative elements such as ornate sideboards and patterned ceramic tiles, while requiring significant cosmetic repairs, especially on the balcony's surface.
The valuation. The asking price of €310,000 significantly exceeds the fair value of €254,593, marking an overpricing of €55,407 (21.8%). Buyers should proceed with caution given this premium over market evaluations.
Fair value modelled at €254,593 from 6 comparable sales in the area. Asking €310,000 sits €55,407 (21.8%) above — overpriced versus fair value.
Asking €310,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €244,921 (€2,881/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 €244,921, adjusted for condition and micro-location, gives a modelled fair value of €254,593 (€2,995/m²), a €55,407 (21.8%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e3adab | Subject | €310,000 | €3,647 | — | 55 | 73 |
| avenida Marcos Portugal | Active | €295,000 | €2,706 | 25.8% | 60 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 420018 | Active | €350,000 | €3,646 | 0% | 60 | 78 |
| rua 1º de Maio, 83 | Active | €295,000 | €2,892 | 20.7% | 62 | 78 |
| rua Infante Dom Augusto, 125 | Active | €317,000 | €3,866 | 6.0% | 70 | 70 |
| Median comp | €306,000 | €3,269 | 10.4% | 61 | 77 |
Family rental The property, with a 21.8% gap from fair value, presents a significant risk for family rental investment due to its current market overvaluation. While it is located in a generally safe suburban area of Greater Lisbon, the yield of 3.6% may not justify the premium price. Long-term rental Investing in this apartment for long-term rental purposes is not advisable given its overpriced status, with a fair value of €254,593 compared to the listing price of €310,000. The condition rating of 62/100 indicates that additional investment may be required to maintain competitiveness in the rental market. Buy-and-hold This property is mispriced at €310,000, especially considering its fair value of €254,593 and the potential for stagnant growth in the current market. The combination of a moderate yield and condition score suggests it may take longer to realize a reasonable return on this buy-and-hold strategy.
Economic downturn risk A slight decline in economic stability (75/100) could lead to increased vacancies and reduced rental income, impacting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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