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 66 m², built in 1989, energy rating C. Located on rua de Cacine, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a private outdoor space ideal for relaxation, and features high-security doors for enhanced safety and peace of mind.
The valuation. The asking price of €304,500 significantly exceeds the fair value of €118,692 by €185,808 (61.0%). This property is considered overpriced and does not represent a sound investment based on current market conditions.
Fair value modelled at €118,692 from the area baseline, adjusted for condition and location. Asking €304,500 sits €185,808 (61.0%) above — overpriced versus fair value.
Asking €304,500 versus the rua de Cacine area baseline of €177,210 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 80 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Cacine
Area baseline €177,210 + condition +€3,403 + location +€10,481 = modelled fair value of €118,692 (€1,798/m²), a €185,808 (61.0%) gap versus the €304,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Cacine | Subject | €304,500 | €4,614 | — | 80 | 75 |
| Amora · f35dba | Active | €265,000 | €2,978 | 35.5% | 74 | 69 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 21.7% | 82 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38ace5 | Active | €235,000 | €4,273 | 7.4% | 76 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 25.5% | 80 | 76 |
| Median comp | €262,500 | €3,524 | 23.6% | 78 | 75 |
Long-term rental The property, priced at €304,500, is significantly above its fair value of €118,692, marking a 61.0% gap that suggests it is overpriced. Although the area benefits from proximity to Lisbon and solid amenities, this investment does not offer the financial security typically sought in long-term rental markets. Family rental With a gross yield of 3.3% and a fair value shortfall of 61.0%, this 2-bed apartment is overpriced at €304,500. While the decent condition and family-friendly neighbourhood provide potential rental appeal, the financial metrics render it less appealing for family rental strategies. Buy-and-hold Despite the strong local market dynamics and good condition ratings, this apartment's price of €304,500 far exceeds the fair valuation of €118,692, indicating that it is overpriced for a buy-and-hold strategy. Investors seeking stability and appreciation might find the current valuation counterproductive given the significant gap from fair value.
Tenant turnover risk High tenant turnover could be a concern due to the tenant stability score of 70/100, indicating potential challenges in retaining long-term tenants and impacting cash flow stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
