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 112 m², built in 1991, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. This property features an enclosed balcony that offers city views and access to natural light, enhancing the overall spacious feel of the apartment.
The valuation. The asking price of €338,000 is significantly higher than the fair value of €182,342, indicating it is overpriced by €155,658 (46.1%). This places it at a less appealing position for potential buyers. Buy-to-flip angle. The strategy for resale could involve minor renovations to uplift the aesthetic appeal of the property, potentially targeting a quick sale in the competitive Greater Lisbon market. Buy-to-let angle. Given its suburban location and accessibility to the Lisbon metro, this property could be positioned for long-term family rentals despite the current gross yield being estimated at 0%, indicating no immediate rental income.
Fair value modelled at €182,342 from the area baseline, adjusted for condition and location. Asking €338,000 sits €155,658 (46.1%) above — overpriced versus fair value.
Asking €338,000 versus the Amora, Seixal, Setúbal area baseline of €300,720 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 69 · Materials 74 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €300,720 + condition -€13,300 + location +€17,786 = modelled fair value of €182,342 (€1,628/m²), a €155,658 (46.1%) gap versus the €338,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 090126 | Subject | €338,000 | €3,018 | — | 69 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 956957 | Active | €279,900 | €3,293 | 9.1% | 68 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1e64e2 | Active | €298,000 | €3,041 | 0.8% | 72 | 74 |
| rua Independente S / N | Active | €300,000 | €3,448 | 14.3% | 74 | 72 |
| rua Bernarda de Lacerda, 5 | Active | €295,000 | €2,634 | 12.7% | 65 | 70 |
| Median comp | €296,500 | €3,167 | 4.9% | 70 | 73 |
Long-term rental The 3-bed apartment in Amora is currently overpriced, with a fair value of €182,342 and a significant gap of 46.1% from the listing price. Given its low yield of 0% gross, it may not provide a sustainable cash flow for long-term rental investors. Family rental While the apartment's neighborhood scores a respectable 75/100, the listing price of €338,000 presents a considerable overvaluation when compared to the fair value estimate. Families seeking spacious accommodations may overlook this option due to the lack of competitive pricing in the market. Buy-and-hold The property's current condition of 67/100 and the high asking price indicate that it is overpriced for a buy-and-hold strategy aimed at capital appreciation. The investment risk increases due to the 46.1% gap from fair value, diminishing the potential return on investment over time.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could impact rental income stability and increase vacancy costs if tenants leave more frequently than anticipated.
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