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 81 m², built in 1990, energy rating B. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment benefits from a spacious private terrace, ideal for gatherings, and air conditioning installed in all rooms for year-round comfort.
The valuation. The asking price of €360,000 exceeds the fair value of €116,178 by €243,822, representing a significant overvaluation of 67.7%. This indicates that the property is overpriced and may not generate expected returns.
Fair value modelled at €116,178 from the area baseline, adjusted for condition and location. Asking €360,000 sits €243,822 (67.7%) above — overpriced versus fair value.
Asking €360,000 versus the Amora, Seixal, Setúbal area baseline of €226,476 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 60 · Materials 65 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €226,476 + condition -€25,313 + location +€12,863 = modelled fair value of €116,178 (€1,434/m²), a €243,822 (67.7%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 0016da | Subject | €360,000 | €4,444 | — | 60 | 75 |
| Amora · 0016a0 | Active | €360,000 | €3,871 | 12.9% | — | 76 |
| rua Luís de Camões, 3 | Active | €237,500 | €3,493 | 21.4% | 62 | 68 |
| travessa Tomás Abril | Active | €265,000 | €3,442 | 22.6% | 65 | 73 |
| rua João Martins Bandeira S / N | Active | €240,000 | €3,429 | 22.9% | 60 | 76 |
| Median comp | €252,500 | €3,468 | 22.0% | 62 | 75 |
Long-term rental The 2-bed apartment in Amora is overpriced at €360,000, significantly exceeding its fair value of €116,178, resulting in a 67.7% gap. The gross yield of 2.8% does not justify this pricing in a suburban location with a moderate condition score of 55/100. Family rental Despite being in a desirable suburban area near Almada, the apartment's price of €360,000 is excessive in relation to its fair value of €116,178. A gross yield of 2.8% indicates that this investment would provide limited returns for family tenants in a market where prices should be lower. Buy-and-hold With the 2-bed apartment listed at €360,000, the significant gap from its fair value of €116,178 suggests that this asset is overpriced for a buy-and-hold strategy. The low gross yield of 2.8%, combined with its condition and high price, diminishes potential long-term value appreciation in the Greater Lisbon market.
Economic Dependence on Tenants: With an economic stability score of 80/100 and a tenant stability score of 75/100, there's a risk that fluctuations in tenant reliability could impact overall revenue, potentially leading to financial instability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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