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, 2-bathroom apartment of 87 m² on the 1st floor, energy rating G. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. The apartment features a spacious terrace with a built-in BBQ and stone countertops, ideal for outdoor entertaining in a relaxed setting.
The valuation. The asking price of €368,000 is notably above the fair value of €285,993, representing an excessive premium of €82,007, or 28.7%. This indicates that the property is overpriced in the current market. Buy-to-flip angle. Given the property’s condition, which sits at 70/100, a buy-to-flip strategy could leverage minor renovations to enhance appeal and attract buyers willing to pay a premium. Quick resale could capitalize on the proximity to Lisbon. Buy-to-let angle. With an estimated rental income of €828 per month, the gross yield calculates to a modest 2.7%. This suggests a steady income stream, although the yield may not be sufficient for aggressive investment strategies due to the high purchase price.
Fair value modelled at €285,993 from 6 comparable sales in the area. Asking €368,000 sits €82,007 (28.7%) above — overpriced versus fair value.
Asking €368,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €263,880 (€3,033/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €263,880, adjusted for condition and micro-location, gives a modelled fair value of €285,993 (€3,287/m²), a €82,007 (28.7%) gap versus the €368,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e54f42 | Subject | €368,000 | €4,230 | — | 68 | 76 |
| Amora · 8ee8a8 | Active | €285,000 | €3,065 | 27.6% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0dcbca | Active | €265,000 | €3,081 | 27.2% | — | 71 |
| rua Orlando da Costa | Active | €250,000 | €3,623 | 14.3% | 62 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4bbd83 | Active | €240,000 | €3,000 | 29.1% | 77 | 70 |
| Median comp | €257,500 | €3,073 | 27.4% | 70 | 72 |
Long-term rental The property, listed at €368,000, is overpriced by 28.7% compared to its fair value of €285,993, which diminishes its appeal for long-term rental opportunities. With a gross yield of only 2.7%, the current pricing does not adequately support the typical returns expected in a stable rental market. Family rental Although the neighbourhood scores well at 76/100, indicating decent tenant quality and amenities, the apartment's high listing price positions it as a suboptimal choice for family rentals. The significant gap from fair value suggests that families may seek more competitively priced alternatives in the vicinity. Buy-and-hold The buy-and-hold strategy is compromised by the property being overpriced at €368,000, which is considerably above its fair value of €285,993, resulting in reduced potential for capital appreciation. Despite the economic stability supported by Setúbal's industrial base, the investment does not align with the financial metrics necessary for a prudent long-term hold.
Tenant turnover risk High tenant turnover may occur given the tenant stability score of 73/100, potentially increasing vacancy rates and maintenance 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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