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, 2-bathroom apartment of 126 m² on the 4th floor, built in 2003, energy rating B. Located on rua Ermelinda Belo, Amora parish, Seixal municipality, Setúbal district. This apartment features a fully equipped kitchen with built-in appliances and a spacious balcony, perfect for outdoor relaxation.
The valuation. The asking price of €425,000 sits significantly above the fair value of €215,059, marking a difference of €209,941 or 49.4%. Verdict: overpriced. Buy-to-flip angle. A buy-to-flip strategy would require significant renovation to align the property with market standards, anticipating a resale at a higher price point. Buy-to-let angle. The estimated rental income of €1,027/month translates to a gross yield of 2.9%, making it suitable for long-term family rentals in a suburban setting.
Fair value modelled at €215,059 from the area baseline, adjusted for condition and location. Asking €425,000 sits €209,941 (49.4%) above — overpriced versus fair value.
Asking €425,000 versus the rua Ermelinda Belo area baseline of €352,296 (€2,796/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 66/100 (Housing Market 70 · Amenities 60 · Economic 75 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Ermelinda Belo
Area baseline €352,296 + condition +€2,166 + location +€12,806 = modelled fair value of €215,059 (€1,707/m²), a €209,941 (49.4%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ermelinda Belo | Subject | €425,000 | €3,373 | — | 75 | 66 |
| Amora · 49b860 | Active | €425,000 | €3,664 | 8.6% | 75 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 937467 | Active | €565,000 | €3,924 | 16.3% | 85 | 75 |
| rua General Humberto Delgado | Active | €350,000 | €4,730 | 40.2% | 75 | 71 |
| rua Natália Correia | Active | €370,000 | €2,701 | 19.9% | 74 | 73 |
| Median comp | €397,500 | €3,794 | 12.5% | 75 | 72 |
Long-term rental The property in Amora is overpriced by 49.4%, with a fair value of €215,059 compared to the listing price of €425,000. With a gross yield of only 2.9%, investing in this long-term rental is unlikely to provide satisfactory returns. Buy-and-hold With a significant gap to fair value, this buy-and-hold strategy is compromised as the property is currently overpriced. The subpar condition rating of 76/100 further diminishes its appeal as a long-term investment in the given market. Family rental The family rental potential is limited given the property's overpriced status and relatively low gross yield. Additionally, the neighbourhood rating of 66/100 suggests that the property may not attract desirable family tenants in the long run.
Tenant turnover risk High tenant turnover is likely due to a tenant stability score of 60/100, which may impact rental income stability and lead to increased vacancy periods.
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