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, 2-bathroom apartment of 105 m², built in 1991, energy rating D. Located on avenida 1º de Maio, 89, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment features a charming balcony that enhances the living space, while high ceilings contribute to an airy and open atmosphere throughout the unit.
The valuation. The asking price of €335,000 is significantly above the fair value of €188,971, creating an excess of €146,029 (43.6%). This apartment is considered overpriced according to current market conditions.
Fair value modelled at €188,971 from the area baseline, adjusted for condition and location. Asking €335,000 sits €146,029 (43.6%) above — overpriced versus fair value.
Asking €335,000 versus the avenida 1º de Maio, 89 area baseline of €281,925 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 78 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 78 · Tenant Quality 68). Strong amenities and housing-market momentum support a premium to baseline.
avenida 1º de Maio, 89
Area baseline €281,925 + condition +€6,891 + location +€15,340 = modelled fair value of €188,971 (€1,800/m²), a €146,029 (43.6%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 1º de Maio, 89 | Subject | €335,000 | €3,190 | — | 78 | 73 |
| rua Júlio Augusto Henriques | Active | €298,500 | €2,689 | 15.7% | 70 | 73 |
| rua Augusto Henriques | Active | €285,000 | €2,969 | 6.9% | 70 | 73 |
| Amora · 82c7bb | Active | €310,000 | €3,229 | 1.2% | 78 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d5532 | Active | €375,000 | €2,885 | 9.6% | 76 | 72 |
| Median comp | €304,250 | €2,927 | 8.3% | 73 | 73 |
Long-term rental The property is currently overpriced at €335,000, significantly exceeding its fair value of €188,971, with a 43.6% gap. With a gross yield of only 3.5%, the investment does not offer compelling returns for long-term rental strategies. Family rental At a listing price that is 43.6% above fair value, this apartment in Amora is not positioned to attract families looking for affordability in a stable suburban environment. The decent condition score of 79/100 does not justify the high price, limiting its appeal to family renters. Value-add renovation While the current condition of the property scores well at 79/100, its fair value of €188,971 against the listing price of €335,000 suggests that any renovation efforts would be difficult to justify financially. The 43.6% overpricing means that potential value-added renovations may not yield the expected returns for investors. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Tenant turnover risk With a tenant stability score of 68/100, there is a heightened risk of turnover, which may lead to increased vacancy periods and associated costs.
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