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 82 m². Located on rua Bafetá, 6 5ºA, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes two balconies providing stunning views of the Seixal bay and is situated in a sought-after area with excellent transportation links to Lisbon.
The valuation. The asking price of €285,000 is significantly above fair value, which is assessed at €140,890. This places the property at a 50.6% markup, indicating it is overpriced.
Fair value modelled at €140,890 from the area baseline, adjusted for condition and location. Asking €285,000 sits €144,110 (50.6%) above — overpriced versus fair value.
Asking €285,000 versus the rua Bafetá, 6 5ºA area baseline of €130,216 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 70 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Bafetá, 6 5ºA
Area baseline €130,216 + condition +€256 + location +€10,417 = modelled fair value of €140,890 (€1,718/m²), a €144,110 (50.6%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bafetá, 6 5ºA | Subject | €285,000 | €3,476 | — | 74 | 70 |
| Amora · 0dccc9 | Active | €290,000 | €4,143 | 19.2% | 75 | 67 |
| rua 25 de Abril, 93 | Active | €319,000 | €3,038 | 12.6% | 78 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 00168c | Active | €279,500 | €3,937 | 13.3% | 70 | 76 |
| Corroios · 95689e | Active | €320,000 | €3,478 | 0.1% | 72 | 77 |
| Median comp | €304,500 | €3,708 | 6.7% | 74 | 76 |
Long-term rental The 2-bed apartment in Amora is not ideal for long-term rental, given its 3.1% gross yield and significant gap of 50.6% between the listing price of €285,000 and the fair value of €140,890. As the property is overpriced, potential investors should carefully consider more favorable options within the area's rental market. Family rental With a fair value of €140,890, the apartment's listing price of €285,000 demonstrates that the property is overpriced for family rental purposes, yielding only 3.1% gross. Families may be drawn to this suburb, but the high cost could deter budget-conscious renters looking for suitable accommodation in the area. Buy-and-hold Investing in this buy-and-hold strategy is questionable due to the property being priced above fair value at €285,000, compared to the fair valuation of €140,890. The 3.1% gross yield is insufficient to justify the investment, especially given the high acquisition cost in a neighborhood rated 70/100.
Tenant turnover risk The tenant stability score of 60/100 indicates a potential for higher turnover rates, leading to increased vacancy and associated costs.
