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 66 m², built in 1996. Located Amora parish, Seixal municipality, Setúbal district. This apartment boasts an open-plan layout perfect for entertaining, along with proximity to essential amenities, including a shopping center and public transport options.
The valuation. The asking price of €275,000 is significantly higher than the fair value of €116,836, creating an overvaluation of €158,164 (57.5%). This price position suggests the property is overpriced in the current market.
Fair value modelled at €116,836 from the area baseline, adjusted for condition and location. Asking €275,000 sits €158,164 (57.5%) above — overpriced versus fair value.
Asking €275,000 versus the Amora, Seixal, Setúbal area baseline of €104,808 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 78 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €104,808 + condition +€1,547 + location +€10,481 = modelled fair value of €116,836 (€1,770/m²), a €158,164 (57.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 25f906 | Subject | €275,000 | €4,167 | — | 74 | 75 |
| Amora · 99f3c2 | Active | €270,000 | €3,462 | 16.9% | 74 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 02383e | Active | €215,000 | €3,772 | 9.5% | 70 | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f211 | Active | €270,000 | €3,418 | 18.0% | 70 | 81 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 35.3% | 75 | 79 |
| Median comp | €259,000 | €3,440 | 17.4% | 72 | 77 |
Long-term rental The property’s gross yield of 3.7% is below the target for long-term investments, which diminishes its attractiveness given its overpriced status. With a significant gap of 57.5% against fair value, potential investors should reconsider the projected returns before committing. Buy-and-hold While the location provides good accessibility to Lisbon amenities, the current price of €275,000 does not align with its fair value of €116,836, signaling an overpriced status. Such a premium diminishes the potential long-term capital appreciation and makes it a risky hold for investors. Family rental Although the property is situated in a suburban area with access to better school options, the overpricing at €275,000 limits its appeal for family rentals. The significant disparity from the fair value suggests that the rental income might not sufficiently cover the investment cost, raising questions about overall viability. Short-term vacation rental Given the property's overpriced nature, it does not lend itself well to the short-term vacation rental market, where price-sensitive guests typically seek more competitive rates. The current pricing structure would likely deter potential renters looking for more value. Luxury market The apartment, priced above its fair value, does not fit the luxury market criteria, which typically demands unique features and high-end finishes. As it stands, the property’s condition rating of 77/100 indicates it may not meet the expectations of luxury tenants while being overpriced overall.
Economic downturn risk With an economic stability score of 80/100, any significant downturn could still impact rental income, while a tenant stability score of 75/100 indicates potential fluctuations in tenant retention that may further affect cash flow.
