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 68 m², built in 1971, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. This apartment features a versatile living room layout that can easily be reverted to the original configuration, enhancing its flexibility for future customization.
The valuation. The asking price of €250,000 is significantly above the fair value of €106,691, representing an overvaluation of €143,309 (57.3%). This premium pricing does not reflect the property's actual worth in the current market.
Fair value modelled at €106,691 from the area baseline, adjusted for condition and location. Asking €250,000 sits €143,309 (57.3%) above — overpriced versus fair value.
Asking €250,000 versus the Amora, Seixal, Setúbal area baseline of €182,580 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 60 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €182,580 + condition -€13,388 + location +€12,094 = modelled fair value of €106,691 (€1,569/m²), a €143,309 (57.3%) gap versus the €250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · f363e1 | Subject | €250,000 | €3,676 | — | 60 | 78 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 00168c | Active | €279,500 | €3,937 | 7.1% | 70 | 76 |
| rua de Binta, 12 | Active | €230,000 | €3,833 | 4.3% | — | 77 |
| praceta Ema Reis S / N | Active | €290,000 | €3,625 | 1.4% | 67 | 71 |
| Amora · 1e6117 | Active | €240,000 | €3,117 | 15.2% | — | 69 |
| Median comp | €259,750 | €3,729 | 1.4% | 69 | 74 |
Long-term rental The property at €250,000 is overpriced with a fair value of €106,691, indicating a significant gap of 57.3%. Despite its suburban location providing stability and livability, the current price diminishes the potential yield at only 4.1% gross. Family rental At €250,000, this 2-bed apartment does not represent a sound investment for family rental given its fair value of €106,691 and a substantial overpricing of 57.3%. While the good neighborhood rating of 78/100 and proximity to Lisbon enhance appeal, the asking price limits its attractiveness to families seeking long-term stability. Buy-and-hold The €250,000 listing for this apartment, significantly above its fair value of €106,691, suggests it is overpriced by 57.3%, making it a less optimal buy-and-hold strategy. Although the suburban context enhances livability and the neighborhood's rating is robust, the current pricing undermines potential long-term investment returns.
Economic Vulnerability The property has a relatively high economic stability score of 80/100, but with a tenant stability score of 78/100, the potential for turnover could disrupt income streams.
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