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, 4-bathroom house of 252 m², built in 2022, energy rating A. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The property includes a multifunctional room with direct access to the terrace and swimming pool, providing versatile space for entertainment or relaxation. Location: Near beaches and Aroeira golf course, enhancing lifestyle options.
The valuation. The asking price of €740,000 sits significantly above the fair value of €463,690, resulting in an overpricing of €276,310, or 37.3%. This indicates a property that is not aligned with its market worth.
Fair value modelled at €463,690 from the area baseline, adjusted for condition and location. Asking €740,000 sits €276,310 (37.3%) above — overpriced versus fair value.
Asking €740,000 versus the Amora, Seixal, Setúbal area baseline of €704,592 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 85 · Materials 88 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 75 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €704,592 + condition +€31,500 + location +€32,014 = modelled fair value of €463,690 (€1,840/m²), a €276,310 (37.3%) gap versus the €740,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 4ba4aa | Subject | €740,000 | €2,937 | — | 85 | 70 |
| rua das Malvas | Active | €1,150,000 | €2,805 | 4.5% | 88 | 69 |
| rua da Fundação | Active | €499,000 | €2,238 | 23.8% | 75 | 78 |
| Amora · 001991 | Active | €498,000 | €2,541 | 13.5% | 76 | 76 |
| rua Liberdade, 36 | Active | €499,000 | €2,365 | 19.5% | 72 | 73 |
| Median comp | €499,000 | €2,453 | 16.5% | 76 | 75 |
Long-term rental This property in Amora, Seixal is overpriced at €740,000 compared to its fair value of €463,690, indicating a significant gap of 37.3%. Additionally, with a gross yield of 3.9% and a neighborhood quality rating of 70/100, long-term rental may not yield strong returns relative to the market expectations of suburban Lisbon. Family rental The current listing price of €740,000 for this 3-bed house does not align with the fair value of €463,690, making it overpriced by 37.3%. Furthermore, the property’s condition rating of 84/100 might appeal to families, but the overall pricing suggests limited financial viability in the family rental space. Buy-and-hold Priced at €740,000, this house in Amora, Seixal is 37.3% above its fair value of €463,690, indicating an unfavorable entry point for a buy-and-hold strategy. While the yield of 3.9% is reasonable, the steep price tag diminishes the attractiveness of long-term asset appreciation in the current market.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of high tenant turnover, which may lead to increased vacancy rates and higher costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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