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 116 m², energy rating B. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes a balcony accessible from the kitchen, enhancing outdoor living, and features central vacuuming for ease of maintenance.
The valuation. The asking price of €425,000 is significantly above fair value, which is established at €204,756. This reflects an overpricing of €220,244, or 51.8%, indicating that this property is overpriced. Buy-to-flip angle. Given the current market dynamics, a buy-to-flip strategy may not be prudent due to its overpriced status. Margins might be severely constrained, making quick resales challenging. Buy-to-let angle. With an estimated gross yield of only 2.2% or approximately €779 per month, the rental income potential is limited. This is generally low for a long-term investment strategy in the suburban Lisbon area.
Fair value modelled at €204,756 from the area baseline, adjusted for condition and location. Asking €425,000 sits €220,244 (51.8%) above — overpriced versus fair value.
Asking €425,000 versus the Amora, Seixal, Setúbal area baseline of €184,208 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €184,208 + condition +€5,075 + location +€15,473 = modelled fair value of €204,756 (€1,765/m²), a €220,244 (51.8%) gap versus the €425,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 49b860 | Subject | €425,000 | €3,664 | — | 75 | 71 |
| rua Ermelinda Belo | Active | €425,000 | €3,373 | 7.9% | 75 | 66 |
| rua Ermelinda Belo | Active | €430,000 | €3,468 | 5.4% | 75 | 73 |
| avenida Vasco da Gama, 30 | Active | €435,000 | €3,480 | 5.0% | 75 | 76 |
| avenida Professor Doutor Carlos Ribeiro, 10C | Active | €435,000 | €2,788 | 23.9% | 78 | 75 |
| Median comp | €432,500 | €3,421 | 6.6% | 75 | 74 |
Family rental While the 2-bed apartment in Amora offers moderate tenant quality and a relatively low crime rate, its listing price of €425,000 significantly exceeds the fair value of €204,756, indicating that it is overpriced. Given its location in suburban Lisbon with average school quality, families may seek more affordable options elsewhere. Long-term rental With a gross yield of only 2.2% on the listed price of €425,000, the 2-bed apartment fails to present an attractive investment opportunity, as this yield is too low compared to the fair value benchmark of €204,756. Overpriced relative to its potential returns, this property may struggle to attract long-term tenants looking for better value. Buy-and-hold The buy-and-hold investment thesis for the Amora apartment is undermined by its significant gap of 51.8% between the listing price and fair value, leading to a recommendation against this strategy. Given the local economic and housing conditions, holding onto this property may not yield sufficient appreciation to justify the current price point.
Economic and Tenant Risk With both economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuations in rental income and occupancy rates, potentially impacting cash flow.
