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, 1-bathroom apartment of 91 m² on the 3rd floor, energy rating E. Located União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a converted attic with internal staircase access, and enclosed balconies that enhance the living space and provide additional storage options.
The valuation. The asking price of €320,000 sits significantly above the fair value of €271,877, resulting in an overpriced status by €48,123 (17.7%). This discrepancy suggests potential difficulty in achieving a quick sale at the listed price.
Fair value modelled at €271,877 from 6 comparable sales in the area. Asking €320,000 sits €48,123 (17.7%) above — overpriced versus fair value.
Asking €320,000 versus the União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires, Seixal, Setúbal area baseline of €248,883 (€2,735/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €248,883, adjusted for condition and micro-location, gives a modelled fair value of €271,877 (€2,988/m²), a €48,123 (17.7%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0ac40c | Subject | €320,000 | €3,516 | — | 63 | 78 |
| rua Adelino dos Santos Pereira, 1 | Active | €229,000 | €3,137 | 10.8% | 72 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · d05a61 | Active | €299,000 | €2,875 | 18.2% | 72 | 71 |
| Amora · 875153 | Active | €270,000 | €2,755 | 21.7% | 66 | 75 |
| Amora · 190793 | Active | €289,000 | €2,919 | 17.0% | 68 | 79 |
| Median comp | €279,500 | €2,897 | 17.6% | 70 | 75 |
Long-term rental The property is overpriced at €320,000 compared to a fair value of €271,877, indicating a significant gap of 17.7%. With a gross yield of only 3.9% and the condition score at 68/100, it may be challenging to achieve acceptable returns through long-term rental. Family rental Given its proximity to Lisbon, the neighborhood score of 78/100 could appeal to families, yet the property remains overpriced at €320,000 against its fair value of €271,877. The average condition score of 68/100 suggests that maintenance may be needed, potentially impacting its attractiveness to families. Buy-and-hold As a buy-and-hold investment, the property is currently overpriced at €320,000 relative to a fair value of €271,877, which reflects a 17.7% premium. The gross yield of 3.9% combined with the neighborhood appeal may not sufficiently counterbalance the elevated entry price, complicating long-term value appreciation.
Impact of Tenant Instability The tenant stability score of 70/100 suggests potential challenges in retaining reliable tenants, which may lead to unpredictable rental income and increased vacancy rates.
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