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, 1-bathroom apartment of 157 m², energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The property includes a rare 59 m² private outdoor space, ideal for recreational areas, urban gardens, or safe zones for children and pets, enhancing its customization potential.
The valuation. The asking price of €310,000 exceeds the fair value of €198,873 by €111,127 (35.8%). This property is considered overpriced based on current market analysis.
Fair value modelled at €198,873 from the area baseline, adjusted for condition and location. Asking €310,000 sits €111,127 (35.8%) above — overpriced versus fair value.
Asking €310,000 versus the Amora, Seixal, Setúbal area baseline of €438,972 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 46/100 (Condition 42 · Materials 50 · Room dimensions 50). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (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 €438,972 + condition -€71,386 + location +€20,943 = modelled fair value of €198,873 (€1,267/m²), a €111,127 (35.8%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 4b96bf | Subject | €310,000 | €1,975 | — | 42 | 71 |
| Amora · 4b99f6 | Active | €299,000 | €1,904 | 3.5% | 45 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0901ad | Active | €245,000 | €2,526 | 27.9% | 52 | 67 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ffc2 | Active | €265,000 | €2,409 | 22.0% | 45 | 72 |
| rua Gil Vicente | Active | €265,000 | €2,387 | 20.9% | 40 | 67 |
| Median comp | €265,000 | €2,398 | 21.4% | 45 | 70 |
Long-term rental The property’s current valuation of €310,000 presents a 35.8% gap above its fair value of €198,873, indicating it is overpriced. With a gross yield of 4.1% and a neighbourhood score of 71/100, potential annual returns may not justify the elevated price. Family rental Although the suburban location offers proximity to Lisbon and a decent neighbourhood rating, the property’s valuation of €310,000 is significantly above the fair value of €198,873, marking it as overpriced. The 46/100 condition score suggests that additional investment might be needed to attract families in the competitive rental market. Buy-and-hold At a listing price of €310,000, this property is materially overpriced compared to the fair value of €198,873, which raises concerns about long-term investment viability. The current gross yield of 4.1% does not adequately compensate for the risks associated with such a high acquisition cost relative to its market condition and neighbourhood quality.
Tenant Default Risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover or defaults, which could impact rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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