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 70 m², built in 1977, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment features a sunroom connected to the living area, providing additional natural light and a tranquil space for relaxation or small gatherings. Condition Notes: The kitchen is equipped with modern white cabinets and functional appliances, reflecting contemporary design and practicality.
The valuation. The asking price of €269,000 is significantly above the fair value of €116,363, sitting at €152,637 or 56.7% overpriced. This indicates that the property is not a financially sound investment. Buy-to-flip angle. A buy-and-flip strategy for this apartment would require significant renovations to increase appeal, targeting a resale price that reflects fair market value. Given its current high listing, swift value appreciation is unlikely. Buy-to-let angle. With an estimated rental income of €807 per month, the gross yield stands at 3.6%, which is relatively low compared to investment standards. This suggests that while the property could attract long-term tenants, the potential cash flow is constrained.
Fair value modelled at €116,363 from the area baseline, adjusted for condition and location. Asking €269,000 sits €152,637 (56.7%) above — overpriced versus fair value.
Asking €269,000 versus the Amora, Seixal, Setúbal area baseline of €187,950 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 68 · Materials 75 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €187,950 + condition -€5,469 + location +€10,671 = modelled fair value of €116,363 (€1,662/m²), a €152,637 (56.7%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 937383 | Subject | €269,000 | €3,843 | — | 68 | 74 |
| rua Manuel Ribeiro de Pavía | Active | €240,000 | €3,750 | 2.4% | 70 | 73 |
| Amora · 4b8f15 | Active | €235,000 | €2,701 | 29.7% | 70 | 74 |
| rua dos Foros de Amora S / N | Active | €263,000 | €3,094 | 19.5% | 66 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 11.1% | 70 | 74 |
| Median comp | €251,500 | €3,255 | 15.3% | 70 | 74 |
Long-term rental The current price of €269,000 represents a significant 56.7% gap from the fair value of €116,363, indicating that this apartment is overpriced compared to market norms. With a gross yield of only 3.6%, the potential for return on investment in a long-term rental strategy is limited in this case. Family rental While the apartment is situated in a suburban area with a decent neighbourhood score of 74/100, the overpriced listing of €269,000 (56.7% above fair value) challenges the affordability for family tenants. The expected yield of 3.6% suggests that family rental returns may not justify this pricing. Buy-and-hold The buy-and-hold strategy is questionable here as the property is overpriced at €269,000, a notable 56.7% above its fair value of €116,363. Given the low yield of 3.6% and the decent but not exceptional local amenities, the long-term appreciation potential does not support this investment decision.
Potential tenant turnover The economic and tenant stability scores of 70/100 indicate a moderate risk of tenant turnover, which could impact rental income stability and generate additional leasing costs.
