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 85 m², built in 1972, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment's terrace offers an ideal space for outdoor entertaining, while the bedroom with floating flooring enhances the aesthetic appeal with a modern touch.
The valuation. The asking price of €268,000 is significantly above the fair value of €131,752, representing an excess of €136,248 or 50.8%. This suggests the property is overpriced.
Fair value modelled at €131,752 from the area baseline, adjusted for condition and location. Asking €268,000 sits €136,248 (50.8%) above — overpriced versus fair value.
Asking €268,000 versus the Amora, Seixal, Setúbal area baseline of €134,980 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €134,980 + condition -€17,266 + location +€14,038 = modelled fair value of €131,752 (€1,550/m²), a €136,248 (50.8%) gap versus the €268,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · f3623c | Subject | €268,000 | €3,153 | — | 65 | 76 |
| Amora · b7b50f | Active | €230,000 | €3,108 | 1.4% | — | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbd23 | Active | €248,000 | €2,884 | 8.5% | 65 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b0b0 | Active | €279,900 | €3,293 | 4.4% | — | 71 |
| Amora · 1e6464 | Active | €249,000 | €4,446 | 41.0% | — | 70 |
| Median comp | €248,500 | €3,201 | 1.5% | 65 | 71 |
Long-term rental Though the property in Amora offers a 3.7% gross yield, its listing price of €268,000 is significantly above the fair value of €131,752, indicating it is overpriced. This overvaluation limits potential profitability, particularly in a suburban area where rental demand may not support such high pricing. Buy-and-hold Strategically, acquiring this 2-bed apartment as a buy-and-hold investment is not advisable, given its current market price exceeding fair value by 50.8%. Such overpricing raises concerns about long-term capital appreciation in a neighborhood that is not a prime investment hotspot. Family rental While family-oriented amenities in Almada support a stable rental market, the current pricing of €268,000 for this apartment makes it an overpriced option for family rentals. Prospective tenants may seek more affordable options in a suburban environment where the fair value is markedly lower than the asking price.
Economic and tenant stability risk The property has a moderate economic stability score of 75/100 and tenant stability score of 75/100, indicating potential volatility in rental income or property value.
