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 100 m², built in 1988, energy rating D. Located on rua de Cutame, 4, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a pantry for additional storage and has the potential for a second bathroom, enhancing functionality in the existing layout.
The valuation. The asking price of €279,000 is significantly above the fair value of €143,899, resulting in an overpriced assessment of €135,101 (48.4%). The apartment does not represent a good investment opportunity at this asking price.
Fair value modelled at €143,899 from the area baseline, adjusted for condition and location. Asking €279,000 sits €135,101 (48.4%) above — overpriced versus fair value.
Asking €279,000 versus the rua de Cutame, 4 area baseline of €268,500 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 (Condition 54 · Materials 60 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua de Cutame, 4
Area baseline €268,500 + condition -€30,781 + location +€15,880 = modelled fair value of €143,899 (€1,439/m²), a €135,101 (48.4%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Cutame, 4 | Subject | €279,000 | €2,790 | — | 54 | 75 |
| Amora · b45456 | Active | €279,000 | €3,100 | 11.1% | 60 | 73 |
| rua das Flores, 14 | Active | €295,000 | €4,155 | 48.9% | 55 | 77 |
| avenida Afonso Costa | Active | €250,000 | €2,907 | 4.2% | 52 | 71 |
| rua da Boavista, 54 | Active | €249,000 | €2,895 | 3.8% | 55 | 78 |
| Median comp | €264,500 | €3,004 | 7.7% | 55 | 75 |
Long-term rental The apartment’s market listing price of €279,000 exceeds the fair value of €143,899 by 48.4%, indicating it is priced too high for long-term rental potential. The gross yield of 4.1% is not compelling enough to justify this investment given its significant price premium. Family rental While the suburban location near Lisbon is appealing for families, the apartment is overpriced at €279,000 compared to the fair value of €143,899. This substantial gap diminishes the property's attractiveness for family rental opportunities despite decent neighborhood ratings. Buy-and-hold Investing in this property as a buy-and-hold strategy is hindered by its overpriced listing at €279,000 versus a fair value of €143,899. The limited gross yield of 4.1% coupled with the apparent overvaluation presents a considerable risk for long-term appreciation and returns.
Tenant turnover risk: With a tenant stability score of 70/100, there is a moderate risk of turnover, which could lead to increased vacancy rates and associated costs.
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