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 90 m². Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a spacious living room perfect for social gatherings and offers exceptional natural light due to its well-placed windows, enhancing the overall ambiance.
The valuation. The asking price of €385,000 is significantly above the fair value of €157,756, indicating an overvaluation of €227,244 or 59.0%. This property is not a sound investment based on its current pricing.
Fair value modelled at €157,756 from the area baseline, adjusted for condition and location. Asking €385,000 sits €227,244 (59.0%) above — overpriced versus fair value.
Asking €385,000 versus the Amora, Seixal, Setúbal area baseline of €142,920 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 75 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 78 · Tenant Quality 68). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €142,920 + condition +€1,688 + location +€13,149 = modelled fair value of €157,756 (€1,753/m²), a €227,244 (59.0%) gap versus the €385,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 023909 | Subject | €385,000 | €4,278 | — | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · bf2a8b | Active | €385,000 | €3,348 | 21.7% | 72 | 68 |
| Amora · f363b3 | Active | €340,000 | €3,238 | 24.3% | 75 | 77 |
| praceta Madalena da Glória | Active | €270,000 | €2,700 | 36.9% | 70 | 76 |
| praceta João Azevedo | Active | €370,000 | €2,782 | 35.0% | 74 | 73 |
| Median comp | €355,000 | €3,010 | 29.6% | 73 | 75 |
Long-term rental The current pricing at €385,000 significantly exceeds the fair value of €157,756, resulting in an overpriced property that does not justify the expected rental yield of only 3%. Additionally, the condition rating of 76/100 indicates a need for maintenance that may further diminish profitability over the long term. Buy-and-hold Holding this asset may not yield the anticipated return on investment, as the 59.0% gap from its fair value suggests a risk of depreciation in value over time. With increasing prices in the overall market, the potential for capital appreciation is hindered by the current overvalued listing. Family rental Targeting families may not provide the expected financial returns due to the 3% gross yield attached to this overpriced apartment, which limits cash flow opportunities. Furthermore, the neighborhood's rating of 73/100 presents concerns regarding tenant quality and overall desirability for family living. Not ideal for: Luxury market, Student housing
Economic Dependence Risk The economic stability score of 78 indicates moderate economic conditions, but the tenant stability score of 68 suggests potential instability in tenant retention, which could affect rental income.
