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.
3-bedroom, 2-bathroom apartment of 107 m², built in 1988, energy rating D. Located on rua Doutor Emídio Guilherme Garcia Mendes, 12, Amora parish, Seixal municipality, Setúbal district. Location: Just steps from a bus stop, offering convenient public transport access; Amenities: Features a modern kitchen fully equipped with high-end appliances for enhanced lifestyle convenience.
The valuation. The asking price of €269,000 is significantly above its fair value of €194,064, indicating an overvaluation of €74,936 (27.9%). This suggests potential buyers should exercise caution before proceeding with the purchase.
Fair value modelled at €194,064 from the area baseline, adjusted for condition and location. Asking €269,000 sits €74,936 (27.9%) above — overpriced versus fair value.
Asking €269,000 versus the rua Doutor Emídio Guilherme Garcia Mendes, 12 area baseline of €287,295 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 80 · Materials 85 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Doutor Emídio Guilherme Garcia Mendes, 12
Area baseline €287,295 + condition +€9,195 + location +€14,953 = modelled fair value of €194,064 (€1,814/m²), a €74,936 (27.9%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Emídio Guilherme Garcia Mendes, 12 | Subject | €269,000 | €2,514 | — | 80 | 72 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 8.8% | 75 | 79 |
| rua da Azinhaga, 12 | Active | €320,000 | €2,353 | 6.4% | 78 | 81 |
| Amora · f363b3 | Active | €340,000 | €3,238 | 28.8% | 75 | 77 |
| Amora · 25f700 | Active | €299,900 | €2,726 | 8.4% | 85 | 75 |
| Median comp | €309,950 | €2,540 | 1.0% | 77 | 78 |
Long-term rental The property, listed at €269,000, is overpriced compared to its fair value of €194,064, indicating a significant financial gap of 27.9%. With a gross yield of only 3.8%, the investment may not provide desirable returns over time due to inflated acquisition costs. Buy-and-hold Despite its suburban location near Lisbon, the €269,000 price tag does not align with the fair value of €194,064, suggesting it is overpriced by 27.9%. This premium price diminishes potential for appreciation and long-term profitability, making it less favorable for a buy-and-hold strategy. Family rental Although positioned in a family-friendly neighborhood, the property's listing price of €269,000 is significantly above its fair value of €194,064, reflecting a 27.9% overpricing. This price discrepancy may deter potential family tenants, limiting the attractiveness of the asset for rental purposes.
Moderate economic and tenant risk The economic stability score of 70/100 suggests potential fluctuations in market conditions, which, combined with a tenant stability score of 70/100, indicates that there may be an increased risk of tenant turnover or vacancy.
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