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 1983. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The property features a prime location directly opposite the Citizen's Shop, enhancing daily convenience with easy access to essential services and public transport options.
The valuation. The asking price of €270,000 is significantly above fair value, with a gap of €148,415 (55.0%). This property is clearly overpriced, reflecting a misguided expectation in a market where fair value stands at €121,585.
Fair value modelled at €121,585 from the area baseline, adjusted for condition and location. Asking €270,000 sits €148,415 (55.0%) above — overpriced versus fair value.
Asking €270,000 versus the Amora, Seixal, Setúbal area baseline of €193,320 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 78 · Amenities 65 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €193,320 + condition -€2,813 + location +€10,062 = modelled fair value of €121,585 (€1,689/m²), a €148,415 (55.0%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 41ffef | Subject | €270,000 | €3,750 | — | 70 | 72 |
| rua Bento Rodrigues, 9 | Active | €259,000 | €3,924 | 4.6% | 74 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f211 | Active | €270,000 | €3,418 | 8.9% | 70 | 81 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 02383e | Active | €215,000 | €3,772 | 0.6% | 70 | 68 |
| Amora · 99f3c2 | Active | €270,000 | €3,462 | 7.7% | 74 | 75 |
| Median comp | €264,500 | €3,617 | 3.5% | 72 | 74 |
Long-term rental The 2-bed apartment in Amora, Seixal, is overpriced with a listing price of €270,000 compared to a fair value of €121,585, indicating a significant misalignment in valuation. Given the gross yield of 3.7% and the property’s moderate condition and neighbourhood ratings, the long-term rental strategy is not financially viable. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, as it is overpriced by 55.0%. The apartment's current price does not support long-term capital appreciation given the fair value significantly lower than the asking price. Family rental The family rental market for this overpriced apartment in Amora is unlikely to be lucrative, with a substantial gap to fair value making it hard to attract quality tenants. Additionally, the car dependency of the suburban location may deter families seeking convenience and affordability for their housing needs.
Tenant turnover risk Tenant stability is relatively low at 65/100, indicating a potential for higher tenant turnover, which could lead to increased vacancy periods and costs associated with finding new tenants.
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