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 124 m², energy rating B. Located on rua Ermelinda Belo, Amora parish, Seixal municipality, Setúbal district. This apartment features three balconies, providing ample outdoor space, and includes a private garage with storage, enhancing both convenience and practicality for residents.
The valuation. The asking price of €430,000 is significantly above the fair value of €221,615, indicating the property is overpriced by €208,385, or 48.5%. This suggests potential buyers should approach with caution. Buy-to-flip angle. The resale strategy hinges on enhancing the apartment’s appeal through minor renovations, potentially allowing for a swift flip at a higher price point in the stable Lisbon suburb market. Buy-to-let angle. With an estimated rental income of €1,111 per month, the gross yield stands at 3.1%. This presents a modest income strategy that could attract long-term tenants seeking stability in the area.
Fair value modelled at €221,615 from the area baseline, adjusted for condition and location. Asking €430,000 sits €208,385 (48.5%) above — overpriced versus fair value.
Asking €430,000 versus the rua Ermelinda Belo area baseline of €196,912 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 76 · Amenities 70 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Ermelinda Belo
Area baseline €196,912 + condition +€6,588 + location +€18,116 = modelled fair value of €221,615 (€1,787/m²), a €208,385 (48.5%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ermelinda Belo | Subject | €430,000 | €3,468 | — | 75 | 73 |
| Amora · 49b860 | Active | €425,000 | €3,664 | 5.7% | 75 | 71 |
| rua Ermelinda Belo | Active | €425,000 | €3,373 | 2.7% | 75 | 66 |
| avenida Luís de Camões, 41 | Active | €199,000 | €4,422 | 27.5% | 75 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 937467 | Active | €565,000 | €3,924 | 13.1% | 85 | 75 |
| Median comp | €425,000 | €3,794 | 9.4% | 75 | 70 |
Long-term rental The 2-bed apartment in Amora, Seixal is currently overpriced at €430,000, compared to a fair value of €221,615, creating a significant gap of 48.5%. With a gross yield of only 3.1% and a neighbourhood score of 73/100, the long-term rental potential is unlikely to justify this investment. Family rental At €430,000, this apartment exceeds its fair value, making it a poor option for family rentals in a stable Lisbon suburb. Considering the property’s condition rating of 78/100 and the neighbourhood's amenities, the high asking price does not align with the expected rental returns for families seeking affordability. Buy-and-hold Although buy-and-hold strategies typically benefit from long-term appreciation, the €430,000 price for this apartment shows it is overpriced against its fair value of €221,615. This substantial gap combined with a modest yield of 3.1% suggests that holding onto this property may not yield satisfactory returns over time.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which could lead to increased vacancy rates and associated costs.
