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 89 m², energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment showcases a recently refurbished bathroom and benefits from excellent natural light, enhancing its spacious, modern interior appeal.
The valuation. The asking price of €265,000 is significantly above the fair value of €154,159, representing an excess of €110,841 (41.8%). This property is deemed overpriced, making it an unfavorable investment opportunity.
Fair value modelled at €154,159 from the area baseline, adjusted for condition and location. Asking €265,000 sits €110,841 (41.8%) above — overpriced versus fair value.
Asking €265,000 versus the Amora, Seixal, Setúbal area baseline of €248,844 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 74 · Materials 77 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €248,844 + condition +€2,086 + location +€10,741 = modelled fair value of €154,159 (€1,732/m²), a €110,841 (41.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · f35dba | Subject | €265,000 | €2,978 | — | 74 | 69 |
| rua de Cacine | Active | €304,500 | €4,614 | 54.9% | 80 | 75 |
| rua João Jacinto de Magalhães | Active | €295,000 | €4,683 | 57.3% | 78 | 73 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 21.3% | 82 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 15.4% | 80 | 76 |
| Median comp | €297,000 | €4,113 | 38.1% | 80 | 76 |
Long-term rental The 2-bed apartment in Amora, Seixal is currently overpriced at €265,000, significantly above its fair value of €154,159, indicating a gap of 41.8%. With a gross yield of just 3.7%, this investment opportunity does not align with the potential for long-term rental profitability. Family rental Given the suburban location near Lisbon and generally low crime rates, the property could attract families; however, at €265,000, it remains overpriced compared to the fair value of €154,159. The 69/100 neighborhood rating suggests moderate appeal for family rentals, yet the inflated price diminishes the investment return appeal. Buy-and-hold As a buy-and-hold strategy, the 2-bed apartment's gross yield of 3.7% alongside its pricing at €265,000, which is 41.8% above fair value, makes it a less attractive option. While the neighborhood offers stability, the high entry price limits long-term capital appreciation potential and overall return on investment.
Tenant turnover risk The tenant stability score of 65/100 indicates a potential risk of higher turnover rates, which may lead to increased vacancy costs and loss of rental income.
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