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 72 m², energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Property Feature: This apartment includes a lovely balcony ideal for enjoying leisure moments and is located in a vibrant neighborhood with easy access to local amenities.
The valuation. The asking price of €325,000 is significantly above fair value, with a difference of €190,793 (58.7%). This property is considered overpriced compared to its assessed fair value of €134,207.
Fair value modelled at €134,207 from the area baseline, adjusted for condition and location. Asking €325,000 sits €190,793 (58.7%) above — overpriced versus fair value.
Asking €325,000 versus the Amora, Seixal, Setúbal area baseline of €193,320 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €193,320 + condition +€8,438 + location +€11,434 = modelled fair value of €134,207 (€1,864/m²), a €190,793 (58.7%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 9375bb | Subject | €325,000 | €4,514 | — | 80 | 75 |
| rua Luís de Camões | Active | €279,500 | €3,213 | 28.8% | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 23.9% | 80 | 76 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 23.9% | 75 | 76 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 20.0% | 82 | 76 |
| Median comp | €289,250 | €3,437 | 23.9% | 79 | 76 |
Long-term rental The €325,000 listing for the 2-bed apartment in Amora, Seixal, exceeds its fair value by 58.7%, indicating that this investment is overpriced. With a gross yield of just 3.1%, the long-term rental potential does not justify the elevated purchase price. Family rental Given the 58.7% gap from fair value and the apartment being priced at €325,000, this property is not positioned favorably for a family rental strategy. While the neighbourhood offers safety and schooling, the financial metrics do not support a viable investment. Buy-and-hold Investing in this 2-bed apartment at €325,000 does not align with a buy-and-hold strategy, as it is overpriced by 58.7% against its fair value. The current market conditions and yield of 3.1% suggest that the long-term appreciation potential is insufficient to warrant this investment approach.
Economic Downturn Risk With both economic and tenant stability scores at 75, there is a considerable risk that a downturn could significantly impact rental income or property value due to a lack of robust stability; a sudden market shift might lead to a decrease in demand, potentially resulting in higher vacancy rates.
