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 house of 93 m², built in 1990, energy rating B. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The property includes a modern kitchen and bathroom renovation, alongside an outdoor terrace offering potential for landscaping despite current neglect.
The valuation. The asking price of €360,000 is significantly above the fair value of €137,702, exceeding it by €222,298 or 61.7%. Thus, this property is considered overpriced. Buy-to-flip angle. The strategy for resale focuses on renovating key areas to enhance appeal and value before selling, capitalizing on the property's existing decent condition. Buy-to-let angle. With a gross yield of 2.6%, the rental income strategy aims for long-term rentals, targeting families drawn to the proximity to Lisbon for employment and schools.
Fair value modelled at €137,702 from the area baseline, adjusted for condition and location. Asking €360,000 sits €222,298 (61.7%) above — overpriced versus fair value.
Asking €360,000 versus the Amora, Seixal, Setúbal area baseline of €260,028 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 60/100 (Condition 65 · Materials 70 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €260,028 + condition -€21,797 + location +€11,815 = modelled fair value of €137,702 (€1,481/m²), a €222,298 (61.7%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 937432 | Subject | €360,000 | €3,871 | — | 65 | 70 |
| rua das Hortências | Active | €599,000 | €3,967 | 2.5% | 58 | 78 |
| rua dos Fetos | Active | €750,000 | €3,750 | 3.1% | 40 | 72 |
| rua António Gedeão | Active | €705,000 | €3,983 | 2.9% | — | 71 |
| Amora · 82c64d | Active | €420,000 | €4,158 | 7.4% | 52 | 80 |
| Median comp | €652,000 | €3,975 | 2.7% | 52 | 75 |
Family rental This property, listed at €360,000, is significantly overpriced compared to its fair value of €137,702, indicating limited potential for rental income growth. With a gross yield of only 2.6%, it may not attract families looking for affordable housing options in the suburban area. Long-term rental Despite being situated in a suburban location within Greater Lisbon, the home's price suggests it may not generate sufficient returns for long-term investors. The combination of a 2.6% gross yield and a fair value gap of 61.7% means this investment is unlikely to appeal to long-term renters or landlords. Buy-and-hold Holding this property as a long-term investment could lead to disappointing returns, given its fair value significantly lower than the listing price. The combination of a mediocre condition score (60/100) and a high price indicates that the property may not appreciate sufficiently over time to justify the investment. Not ideal for: Short-term vacation rental, Student housing
Potential tenant turnover The combined economic and tenant stability scores of 70/100 suggest a potential risk of higher tenant turnover, which could lead to increased vacancy rates and costs associated with tenant acquisition and retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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