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.
3-bedroom, 2-bathroom apartment of 138 m², built in 2009, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. This apartment features high-quality contemporary finishes and enjoys favorable solar exposure, ensuring both aesthetic appeal and enhanced natural lighting throughout the spacious living areas.
The valuation. The asking price of €380,000 sits €135,032 (35.5%) above the fair value of €244,968. This indicates that the property is overpriced.
Fair value modelled at €244,968 from the area baseline, adjusted for condition and location. Asking €380,000 sits €135,032 (35.5%) above — overpriced versus fair value.
Asking €380,000 versus the Amora, Seixal, Setúbal area baseline of €370,530 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €370,530 + condition +€2,156 + location +€23,668 = modelled fair value of €244,968 (€1,775/m²), a €135,032 (35.5%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 0019c7 | Subject | €380,000 | €2,754 | — | 74 | 77 |
| rua do Soutelo | Active | €426,900 | €2,985 | 8.4% | 71 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · b7b518 | Active | €525,000 | €3,523 | 28.0% | 75 | 81 |
| Amora · 82c7bb | Active | €310,000 | €3,229 | 17.3% | 78 | 71 |
| rua Natália Correia | Active | €370,000 | €2,701 | 1.9% | 74 | 73 |
| Median comp | €398,450 | €3,107 | 12.8% | 75 | 74 |
Long-term rental The property is overpriced at €380,000, which is a significant premium over its fair value of €244,968. With a gross yield of only 3.2%, the return on investment may not justify the inflated purchase price in the long run. Family rental Although the apartment is located in a family-friendly suburban area, the asking price of €380,000 is considerably above the fair value of €244,968. Given the rental yield of 3.2%, prospective landlords should be cautious as the property appears overpriced for family rental purposes. Buy-and-hold Investing in this property as a buy-and-hold strategy is challenging due to its listing price of €380,000, which surpasses its fair value by 35.5%. The property’s yield of 3.2% does not present a compelling case for long-term appreciation, further highlighting its overpriced status.
Tenant turnover risk With a tenant stability score of 75/100, there's a moderate risk of higher tenant turnover, which could lead to increased vacancy periods and associated costs in maintaining cash flow.
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