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, 1-bathroom apartment of 100 m², energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Unique Feature: This apartment features two balconies, providing outdoor space and enhanced natural light, a rarity for apartments in the area. Condition: The kitchen and bathroom maintain functionality despite their dated appearance.
The valuation. The asking price of €279,000 is significantly above the fair value of €152,931, exceeding it by €126,069 (45.2%). This property is overpriced and does not represent a financially sound investment opportunity given its market conditions.
Fair value modelled at €152,931 from the area baseline, adjusted for condition and location. Asking €279,000 sits €126,069 (45.2%) above — overpriced versus fair value.
Asking €279,000 versus the Amora, Seixal, Setúbal area baseline of €268,500 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 61 · Materials 64 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 68 · Economic 70 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €268,500 + condition -€19,844 + location +€13,974 = modelled fair value of €152,931 (€1,529/m²), a €126,069 (45.2%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 0dce95 | Subject | €279,000 | €2,790 | — | 61 | 72 |
| Amora · 261db9 | Active | €279,000 | €3,100 | 11.1% | 60 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ff68 | Active | €265,000 | €2,944 | 5.5% | 67 | 78 |
| avenida Afonso Costa, 29 | Active | €250,000 | €3,289 | 17.9% | 65 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 7354d6 | Active | €265,000 | €2,944 | 5.5% | 62 | 73 |
| Median comp | €265,000 | €3,022 | 8.3% | 64 | 73 |
Long-term rental This property is overpriced at €279,000, with a fair value of only €152,931, resulting in a concerning 45.2% gap. Although the gross yield is a modest 4.1%, the high price limits its attractiveness for long-term rental investment. Family rental Given its suburban location with a family-friendly reputation, this property might appeal to families, but its price of €279,000 exceeds the assessed fair value by 45.2%. While the neighbourhood scores reasonably well at 72/100, the property remains overpriced and thus less desirable for potential family rental income. Buy-and-hold The apartment's current listing price of €279,000 is significantly overvalued compared to the fair value of €152,931, indicating a 45.2% premium that can hinder investment returns. Despite a stable neighbourhood profile, the overpricing of the asset makes it a questionable choice for a buy-and-hold strategy moving forward.
Economic Vulnerability With an economic stability score of 70/100, there is a risk that fluctuations in the local economy could affect the demand for rental properties, potentially impacting revenue and occupancy rates.
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