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 85 m² on the 2nd floor, built in 1993, energy rating D. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The property boasts a spacious living area with high ceilings and a built-in fireplace, adding character and comfort to the living space.
The valuation. The asking price of €288,000 is €33,472 (13.2%) above the fair value of €254,528, indicating the property is overpriced. This discrepancy suggests a need for negotiation or reconsideration regarding investment viability.
Fair value modelled at €254,528 from 6 comparable sales in the area. Asking €288,000 sits €33,472 (13.2%) above — overpriced versus fair value.
Asking €288,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €207,645 (€2,443/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €207,645, adjusted for condition and micro-location, gives a modelled fair value of €254,528 (€2,994/m²), a €33,472 (13.2%) gap versus the €288,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 07f868 | Subject | €288,000 | €3,388 | — | 78 | 73 |
| rua Sociedade Musical, 5 | Active | €265,000 | €2,944 | 13.1% | 74 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 652fc9 | Active | €275,000 | €2,957 | 12.7% | 76 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 3d9611 | Active | €287,500 | €3,194 | 5.7% | 68 | 70 |
| rua General Humberto Delgado | Active | €255,000 | €2,898 | 14.5% | 70 | 75 |
| Median comp | €270,000 | €2,951 | 12.9% | 72 | 74 |
Long-term rental Given the gap of 13.2% between the listing price of €288,000 and the fair value of €254,528, the property is overpriced, potentially limiting rental yield opportunities. With a gross yield of 3.4% and a neighborhood rating of 73/100, long-term rentals may not provide an attractive return on investment. Family rental Although the property is located in a suburban area with good access to amenities, its overpriced status reduces the desirability for families seeking affordable housing options. The gross yield of 3.4%, paired with the neighborhood’s decent quality, indicates that investing here may not deliver optimal family rental returns. Buy-and-hold The buy-and-hold strategy is negatively impacted by the current listing price being 13.2% above fair value, suggesting potential difficulties in appreciation. With a fair condition score of 78/100, while the property may hold some long-term value, its overpriced nature makes it a less compelling choice for this strategy.
Tenant turnover risk With a tenant stability score of 75/100, there is a moderate risk of higher tenant turnover which could lead to increased vacancies and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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