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 73 m² on the 1st floor, built in 1983, energy rating E. Located on avenida 1º de Maio, 13, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a sunroom accessible from the living area and a south-facing balcony, enhancing natural light exposure and outdoor relaxation space.
The valuation. The asking price of €255,000 is significantly above fair value, which stands at €118,870, resulting in an overpricing of €136,130 (53.4%). The property is overpriced according to market standards. Buy-to-flip angle. With a current demand for quality apartments in Amora, a buy-to-flip strategy could seek resale at a competitive price after minor renovations, aiming for enhanced buyer appeal and a potential profit. Buy-to-let angle. This property can generate an estimated rental income of €829 per month, providing a gross yield of 3.9%, aligning well with a long-term buy-and-hold strategy to benefit from steady cash flow in a family-oriented area.
Fair value modelled at €118,870 from the area baseline, adjusted for condition and location. Asking €255,000 sits €136,130 (53.4%) above — overpriced versus fair value.
Asking €255,000 versus the avenida 1º de Maio, 13 area baseline of €115,924 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 68 · Materials 70 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
avenida 1º de Maio, 13
Area baseline €115,924 + condition -€10,037 + location +€12,983 = modelled fair value of €118,870 (€1,628/m²), a €136,130 (53.4%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 1º de Maio, 13 | Subject | €255,000 | €3,493 | — | 68 | 78 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 7.2% | 65 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 2.2% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 00168c | Active | €279,500 | €3,937 | 12.7% | 70 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 261e1b | Active | €229,990 | €2,949 | 15.6% | 60 | 71 |
| Median comp | €259,750 | €3,329 | 4.7% | 68 | 75 |
Long-term rental The 2-bed apartment in Amora, listed at €255,000, is overpriced compared to its fair value of €118,870, presenting a significant gap of 53.4%. With a gross yield of only 3.9%, the long-term rental strategy may not adequately cover the investment costs given the current market conditions. Family rental Although the neighborhood is rated 78/100 for its family-oriented amenities, the property's fair value at €118,870 starkly contrasts with the listing price of €255,000. This results in a 53.4% premium that is not justified by its condition rating of 66/100, as such a price point could deter potential families seeking rental options. Buy-and-hold Investing in the Amora apartment as a buy-and-hold strategy appears less appealing considering its listing price greatly exceeds the fair value of €118,870 by 53.4%. The current yield of 3.9% may not provide a sufficient return on investment, especially with the property being classified as overpriced.
Stagnant Market Risk The property could be affected by a stagnant market, given that both economic stability and tenant stability scores stand at 75/100, indicating potential challenges in attracting new investments or tenants.
