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 62 m², energy rating D. Located on praceta Centro Columbófilo do Fogueteiro, Amora parish, Seixal municipality, Setúbal district. Location: The apartment provides convenient access to local transport links, enhancing mobility for commuters and residents alike. View: Enjoys an unobstructed view of RioSul Shopping from the living area.
The valuation. The asking price of €249,000 is significantly above fair value at €115,567, representing a staggering €133,433 (53.6%) markup. Verdict: overpriced. Buy-to-flip angle. With the property priced above market value, a resale strategy would necessitate significant renovations to appeal to buyers seeking modern amenities and aesthetic upgrades. Buy-to-let angle. The estimated rental income of €788/month provides a gross yield of 3.8%, but the high purchase price makes achieving desired returns challenging in this mixed neighbourhood.
Fair value modelled at €115,567 from the area baseline, adjusted for condition and location. Asking €249,000 sits €133,433 (53.6%) above — overpriced versus fair value.
Asking €249,000 versus the praceta Centro Columbófilo do Fogueteiro area baseline of €98,456 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 85 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
praceta Centro Columbófilo do Fogueteiro
Area baseline €98,456 + condition +€7,266 + location +€9,846 = modelled fair value of €115,567 (€1,864/m²), a €133,433 (53.6%) gap versus the €249,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Centro Columbófilo do Fogueteiro | Subject | €249,000 | €4,016 | — | 85 | 75 |
| rua 25 de Abril, 93 | Active | €319,000 | €3,038 | 24.4% | 78 | 75 |
| Amora · 0dccc9 | Active | €290,000 | €4,143 | 3.2% | 75 | 67 |
| rua do Comércio, 11 | Active | €300,000 | €4,286 | 6.7% | 85 | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 93726a | Active | €258,000 | €3,686 | 8.2% | 80 | 73 |
| Median comp | €295,000 | €3,915 | 2.5% | 79 | 71 |
Long-term rental The 2-bed apartment in Amora is currently overpriced at €249,000 compared to its fair value of €115,567, presenting a significant gap of 53.6%. With a gross yield of only 3.8% and the neighborhood scoring well for family living, the investment does not align with optimal long-term rental returns. Family rental The property’s proximity to Lisbon and good conditions make it appealing for families; however, at €249,000, it is overpriced relative to its fair market value. The family-friendly environment and access to schools are advantageous, yet the high cost greatly diminishes its attractiveness for family rentals. Buy-and-hold While the property is located in a desirable suburb with strong demand, the current listing price of €249,000 is significantly above its fair value of €115,567, indicating it is overpriced. This discrepancy suggests that holding this property for potential appreciation may not yield favorable long-term financial returns. Short-term rental The property is not suitable for the short-term rental market due to its overpricing at €249,000, considerably above its fair valuation. Despite its proximity to Lisbon, the yield potential is unlikely to justify the investment. Luxury market With a current valuation significantly above fair value, the apartment does not fit within luxury investment criteria. The neighborhood's scores for amenities and tenant quality further limit its potential appeal in the higher-end market segment.
Economic and Tenant Stability Risk With both economic stability and tenant stability scores at 75/100, there is a moderate risk of fluctuations in rental income due to potential economic downturns or changes in tenant demand.
