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.
3-bedroom, 1-bathroom apartment of 93 m², built in 1974, energy rating D. Located on rua de Cacine, 1, Amora parish, Seixal municipality, Setúbal district. This apartment features recessed lighting throughout, enhancing its modern aesthetic while creating a warm and inviting ambiance in its open living spaces.
The valuation. The asking price of €315,000 is significantly above its fair value of €163,558, marking a premium of €151,442 (48.1%). This property is overpriced based on market analysis. Buy-to-flip angle. A potential resale strategy could involve renovating the apartment to increase its appeal and capture the market interest, allowing for a profitable flip. Buy-to-let angle. With a gross yield of 3.6% from an estimated rental income of €945 per month, this property could serve well as a long-term rental investment in the suburban area of Greater Lisbon.
Fair value modelled at €163,558 from the area baseline, adjusted for condition and location. Asking €315,000 sits €151,442 (48.1%) above — overpriced versus fair value.
Asking €315,000 versus the rua de Cacine, 1 area baseline of €249,705 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 80 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Cacine, 1
Area baseline €249,705 + condition +€4,650 + location +€11,224 = modelled fair value of €163,558 (€1,759/m²), a €151,442 (48.1%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Cacine, 1 | Subject | €315,000 | €3,387 | — | 75 | 69 |
| Amora · cfe20f | Active | €320,000 | €3,765 | 11.1% | 70 | 78 |
| Amora · 6fbcf3 | Active | €245,000 | €3,769 | 11.3% | 82 | 71 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 6.4% | 80 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 20.4% | 75 | 79 |
| Median comp | €254,000 | €3,468 | 2.4% | 78 | 76 |
Long-term rental The property in Amora, Seixal is priced at €315,000, significantly above its fair value of €163,558, indicating it is overpriced. Despite being in a suburban area with decent amenities and safety, the projected yield of 3.6% does not justify the current listing price. Family rental At €315,000, the apartment is priced 48.1% higher than its fair value of €163,558, marking it as overpriced in the family rental market. While the neighborhood offers access to adequate resources, the yield of 3.6% suggests that families may find better-value options elsewhere. Buy-and-hold The buy-and-hold strategy is less attractive for the Amora property, which is currently listed at €315,000, far exceeding its fair value of €163,558 and making it overpriced. The gross yield of 3.6% alongside the condition rating of 78/100 may not provide adequate long-term returns given the high initial investment cost.
Tenant turnover risk The tenant stability score of 65/100 indicates a higher likelihood of tenant turnover, which may increase vacancy periods and associated costs.
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