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 €104,808 (€1,588/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 €104,808 + 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.
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.
