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 72 m², built in 1977, energy rating C. Located on praceta António Branquinho da Fonseca, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes large windows that enhance natural light throughout the space, coupled with contemporary finishes that create an elegant and cozy atmosphere. Additional Information: Excellent energy efficiency rating contributes to lower utility bills.
The valuation. The asking price of €260,000 is significantly above the fair value of €132,077, representing a staggering 49.2% over the fair market assessment. This property is clearly overpriced for potential investors.
Fair value modelled at €132,077 from the area baseline, adjusted for condition and location. Asking €260,000 sits €127,923 (49.2%) above — overpriced versus fair value.
Asking €260,000 versus the praceta António Branquinho da Fonseca area baseline of €114,336 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 82 · Materials 81 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 75 · Amenities 70 · Economic 78 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
praceta António Branquinho da Fonseca
Area baseline €114,336 + condition +€5,850 + location +€11,891 = modelled fair value of €132,077 (€1,834/m²), a €127,923 (49.2%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta António Branquinho da Fonseca | Subject | €260,000 | €3,611 | — | 82 | 76 |
| rua de Cacine | Active | €304,500 | €4,614 | 27.8% | 80 | 75 |
| Amora · f35dba | Active | €265,000 | €2,978 | 17.5% | 74 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38ace5 | Active | €235,000 | €4,273 | 18.3% | 76 | 74 |
| rua Luís de Camões | Active | €279,500 | €3,213 | 11.0% | 78 | 76 |
| Median comp | €272,250 | €3,743 | 3.7% | 77 | 75 |
Long-term rental The property, listed at €260,000, is overpriced given its fair value of €132,077, creating a significant gap of 49.2%. Additionally, the gross yield of 3.5% does not compensate for the premium price, making it a less attractive long-term rental option. Buy-and-hold At €260,000, the apartment is overpriced relative to its fair value of €132,077, suggesting a misalignment where potential appreciation may not meet investor expectations. This strategy would be risky as the expected return is diminished by the current valuation, which hampers long-term growth prospects. Family rental With a fair value of €132,077, the €260,000 price tag puts the property well above what is reasonable for family rentals, thus classifying it as overpriced. Furthermore, while the neighborhood scores decent ratings, the elevated price relative to expected returns may limit its desirability for families seeking affordable housing options.
Economic Volatility Risk The economic stability score of 78/100 suggests potential fluctuations in the local economy that could impact rental demand and property values over time.
