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 96 m² on the 5th floor, built in 1984, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Unique feature: The apartment includes a utility room adjacent to the semi-equipped kitchen, enhancing its functionality and keeping living spaces uncluttered.
The valuation. The asking price of €310,000 sits €136,196 (43.9%) above the fair value of €173,804. This indicates that the property is overpriced based on current market conditions.
Fair value modelled at €173,804 from the area baseline, adjusted for condition and location. Asking €310,000 sits €136,196 (43.9%) above — overpriced versus fair value.
Asking €310,000 versus the Amora, Seixal, Setúbal area baseline of €257,760 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €257,760 + condition +€8,550 + location +€12,806 = modelled fair value of €173,804 (€1,810/m²), a €136,196 (43.9%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 82c7bb | Subject | €310,000 | €3,229 | — | 78 | 71 |
| rua do Soutelo | Active | €426,900 | €2,985 | 7.6% | 71 | 75 |
| avenida 1º de Maio, 89 | Active | €335,000 | €3,190 | 1.2% | 78 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4ba635 | Active | €300,000 | €3,333 | 3.2% | 82 | 75 |
| rua das Camélias S / N | Active | €299,900 | €2,829 | 12.4% | 78 | 74 |
| Median comp | €317,500 | €3,088 | 4.4% | 78 | 75 |
Long-term rental The 3-bed apartment in Amora, Seixal is currently overpriced at €310,000, with a fair value of only €173,804, creating a significant gap of 43.9%. With a gross yield of 3.8%, the potential return does not justify the high entry price in the context of the neighborhood's ratings. Family rental Though the apartment is located in a suburban area with access to public transport and amenities, its current price exceeds the fair value by 43.9%. The 3.8% gross yield indicates that this property may not attract families looking for affordable rental options in the region. Buy-and-hold Investing in this property for the buy-and-hold strategy is not advisable as it is priced at €310,000, well above its fair value of €173,804. The ongoing carrying costs against a modest yield of 3.8% suggest that any long-term appreciation may be insufficient to offset the initial overvaluation.
Tenant turnover risk With a tenant stability score of 65/100, there is a potential risk of higher tenant turnover, which may lead to increased vacancy rates and associated costs.
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