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, 3-bathroom apartment of 143 m² on the 3rd floor, built in 2008, energy rating C. Located on rua Carlos Paredes, 8, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. This apartment features luxurious balconies with unobstructed views of Seixal Bay, the 25th of April Bridge, and the Lisbon skyline, ideal for enjoying sunsets and outdoor relaxation.
The valuation. The asking price of €535,000 exceeds the fair value by €74,550 (16.2%), indicating that the property is overpriced at this listing level. Buyers should thus proceed with caution and consider negotiation for a more favorable purchase price.
Fair value modelled at €460,450 from 6 comparable sales in the area. Asking €535,000 sits €74,550 (16.2%) above — overpriced versus fair value.
Asking €535,000 versus the rua Carlos Paredes, 8 area baseline of €405,864 (€2,838/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €405,864, adjusted for condition and micro-location, gives a modelled fair value of €460,450 (€3,220/m²), a €74,550 (16.2%) gap versus the €535,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Carlos Paredes, 8 | Subject | €535,000 | €3,741 | — | 70 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9118a4 | Active | €480,000 | €4,286 | 14.6% | 75 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · b7b518 | Active | €525,000 | €3,523 | 5.8% | 75 | 81 |
| rua João Gouveia | Active | €550,000 | €2,736 | 26.9% | 75 | 84 |
| rua dos Foros de Amora, 40 | Active | €380,000 | €3,455 | 7.7% | 74 | 73 |
| Median comp | €502,500 | €3,489 | 6.7% | 75 | 77 |
Long-term rental This property is overpriced by 16.2%, which suggests that potential long-term rental returns are insufficient compared to market conditions. With a gross yield of only 3.2%, the investment does not provide a compelling financial rationale, especially with the property's condition rated at 72/100. Family rental Given the current listing price above fair value, the property may struggle to attract family tenants who generally seek value for money in a suburban setting. The fairly good quality of the neighbourhood (73/100) does not compensate for the inflated asking price, making it less appealing for family rentals. Buy-and-hold Investing in a buy-and-hold strategy for this property presents challenges due to its overpriced status at €535,000 versus a fair value of €460,450. The modest gross yield of 3.2% signifies that long-term capital appreciation may not align with investor expectations in this market segment.
Economic Dependence Risk: With an economic stability score of 80/100, there may be vulnerabilities if key industries experience downturns, which could impact tenant retention given the lower tenant stability score of 70/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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