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 76 m² on the 1st floor, built in 1987, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. This apartment boasts excellent sun exposure, enhancing the warmth and brightness of the modern kitchen and living area, ideal for comfortable living.
The valuation. The asking price of €270,000 is significantly above the fair value of €129,891, resulting in an overpricing of €140,109 (51.9%). This situation limits immediate investment potential. Buy-to-flip angle. The resale strategy would focus on cosmetic improvements to attract buyers, leveraging the high-quality modern finishes already present. Quick turnarounds could yield attractive returns, although the initial price remains a barrier. Buy-to-let angle. A rental strategy could generate around €788/month with a gross yield of 3.5%. Considering the suburban location near Lisbon, long-term family rental is a viable approach for steady income.
Fair value modelled at €129,891 from the area baseline, adjusted for condition and location. Asking €270,000 sits €140,109 (51.9%) above — overpriced versus fair value.
Asking €270,000 versus the Amora, Seixal, Setúbal area baseline of €120,688 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 78 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €120,688 + condition -€1,900 + location +€11,103 = modelled fair value of €129,891 (€1,709/m²), a €140,109 (51.9%) gap versus the €270,000 asking price.
Long-term rental The €270,000 asking price for the property results in a gross yield of only 3.5%, which does not justify the investment considering the fair value of €129,891, indicating the property is overpriced by 51.9%. Furthermore, the neighborhood's ratings of 73/100 for both condition and amenities suggest limited potential for significant appreciation in the long-term rental market. Buy-and-hold Given the fair value is significantly lower than the asking price, investing in this property would likely yield minimal returns over time, with an excessive gap of 51.9%. The current gross yield of 3.5% does not compensate for this price discrepancy, making it a less attractive option for a buy-and-hold strategy. Family rental Although the property’s size and location might appeal to families, the overpriced listing of €270,000 critically undermines any competitive edge in the family rental market. With a fair value of €129,891, the property does not represent a favorable investment, suggesting potential difficulty in securing tenants at the expected rental rates. Not ideal for Short-term vacation rental, student housing, luxury market.
Tenant turnover risk With a tenant stability score of 70/100, there is a significant risk of higher tenant turnover, which can lead to increased vacancy rates and associated costs.
