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, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a sunny balcony accessed from one of the bedrooms, enhancing natural light and outdoor space in a modern renovated design.
The valuation. The asking price of €290,000 significantly exceeds the fair value of €153,376, presenting an overvaluation of €136,624 (47.1%). This indicates a high-cost investment that may struggle to deliver adequate returns.
Fair value modelled at €153,376 from the area baseline, adjusted for condition and location. Asking €290,000 sits €136,624 (47.1%) above — overpriced versus fair value.
Asking €290,000 versus the Amora, Seixal, Setúbal area baseline of €229,272 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €229,272 + condition +€9,097 + location +€14,063 = modelled fair value of €153,376 (€1,870/m²), a €136,624 (47.1%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · d7a44a | Subject | €290,000 | €3,537 | — | 80 | 77 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 16.7% | 75 | 73 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 10.3% | 80 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 23.8% | 75 | 79 |
| rua 25 de Abril, 93 | Active | €319,000 | €3,038 | 14.1% | 78 | 75 |
| Median comp | €274,500 | €3,105 | 12.2% | 77 | 75 |
Long-term rental The 2-bed apartment in Amora is priced at €290,000, a significant 47.1% higher than the fair value of €153,376, suggesting an unfavorable investment for long-term rental purposes. With a yield of only 3.1% gross, the potential returns do not justify the excess cost. Buy-and-hold At €290,000, this property is overvalued compared to the fair value of €153,376, leading to a dangerous gap detrimental to a buy-and-hold strategy. The marginal 3.1% gross yield further highlights the risks of holding onto an overpriced asset for future appreciation. Family rental Given that the property is priced at €290,000, which is 47.1% above its fair value, it poses a barrier for families seeking reasonable housing costs. The gross yield of 3.1% does not support the investment for family rental within its current financial context.
Economic volatility risk Economic conditions may worsen, affecting the strong economic stability score of 80/100 and potentially leading to tenant turnover with a tenant stability score of 75/100.
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