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 81 m² on the 4th floor, built in 1990, energy rating C. Located on praceta Leonilda Moreira de Sá e Costa, União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires parish, Seixal municipality, Setúbal district. Notable Features: This apartment includes a sunroom accessible from the kitchen, enhancing natural light and providing additional versatile living space for relaxation or dining.
The valuation. The asking price of €295,000 sits €10,906 (3.6%) below the fair value of €305,906, indicating that the property is priced fairly within the current market. Buy-to-flip angle. A resale strategy hinges on enhancing the property's appeal through strategic upgrades, aiming for a modest markup in a flourishing neighborhood. Buy-to-let angle. With an estimated rental income of €860/month, the gross yield of 3.5% positions this apartment as a steady long-term investment within the Lisbon suburbs, making it attractive for family rentals.
Fair value modelled at €305,906 from 6 comparable sales in the area. Asking €295,000 sits €10,906 (3.6%) below — the upside to fair value.
Asking €295,000 versus the praceta Leonilda Moreira de Sá e Costa area baseline of €267,428 (€3,302/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €267,428, adjusted for condition and micro-location, gives a modelled fair value of €305,906 (€3,777/m²), a €10,906 (3.6%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Leonilda Moreira de Sá e Costa | Subject | €295,000 | €3,642 | — | 82 | 76 |
| rua José Vicente Oliveira Júnior | Active | €267,000 | €3,468 | 4.8% | 75 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4d4071 | Active | €298,000 | €3,275 | 10.1% | 75 | 72 |
| avenida da Liberdade, 27 | Active | €287,500 | €4,423 | 21.4% | 86 | 75 |
| rua 25 de Abril | Active | €319,000 | €3,190 | 12.4% | 80 | 76 |
| Median comp | €292,750 | €3,372 | 7.4% | 78 | 74 |
Long-term rental The property is fairly priced at €295,000, which is only 3.6% below the fair value of €305,906. With a gross yield of 3.5%, it offers steady rental income potential in a neighborhood that benefits from proximity to Lisbon's employment and school facilities. Family rental At its current price, this 2-bed apartment is positioned fairly within the market, representing a modest gap from the fair value. Its suburban environment, combined with a tenant quality rating of 76/100, makes it an attractive option for families seeking a stable living arrangement. Buy-and-hold This apartment's price of €295,000 aligns closely with its fair market value, indicating a fair investment situation. The combination of a satisfactory condition score of 79/100 and consistent demand in the area underscores the potential for long-term appreciation despite its current valuation being fair.
Economic downturn risk The economic stability score of 75 suggests there could be potential vulnerabilities in the local economy that may impact tenant retention and rental income stability in the future.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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