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 70 m². Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This renovated apartment includes an equipped kitchen with built-in appliances and a balcony, offering efficient use of space and abundant natural light throughout. Condition: Minimal wear with modern finishes.
The valuation. The asking price of €290,000 is significantly above fair value of €123,641, resulting in an overpricing of €166,359, or 57.4%. This valuation poses a risk for potential investors seeking genuine value.
Fair value modelled at €123,641 from the area baseline, adjusted for condition and location. Asking €290,000 sits €166,359 (57.4%) above — overpriced versus fair value.
Asking €290,000 versus the Amora, Seixal, Setúbal area baseline of €111,160 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 75 · Materials 80 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €111,160 + condition +€4,922 + location +€7,559 = modelled fair value of €123,641 (€1,766/m²), a €166,359 (57.4%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 0dccc9 | Subject | €290,000 | €4,143 | — | 75 | 67 |
| rua 25 de Abril, 93 | Active | €319,000 | €3,038 | 26.7% | 78 | 75 |
| rua Bafetá, 6 5ºA | Active | €285,000 | €3,476 | 16.1% | 74 | 70 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 23.5% | 80 | 74 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 0.3% | 75 | 73 |
| Median comp | €287,000 | €3,324 | 19.8% | 77 | 74 |
Long-term rental The property is currently listed at €290,000, which is significantly above the fair value of €123,641, indicating it is overpriced by 57.4%. With a gross yield of only 3.4%, the long-term rental potential does not justify the high asking price, making it a less attractive investment in the current market. Family rental Given its 80/100 condition and decent neighborhood rating of 67/100, the property could appeal to families looking for stable housing in the Greater Lisbon area. However, the significant price gap from fair value, combined with the overly optimistic listing price, results in a less compelling opportunity for family rental investments. Buy-and-hold While the location benefits from proximity to Lisbon’s infrastructure, the listing price of €290,000 is not justified by its fair value of €123,641, marking it as overpriced by 57.4%. As a buy-and-hold strategy, this investment lacks the potential for appreciation needed to offset its inflated initial cost, limiting future returns. Not ideal for Short-term vacation rental, Luxury market, Student housing.
Tenant turnover risk With a tenant stability score of 60/100, there is an elevated risk of high tenant turnover, potentially leading to increased vacancy rates and costs associated with finding new tenants.
