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.
4-bedroom, 3-bathroom house of 410 m², built in 2021, energy rating A. Located on rua das Malvas, Amora parish, Seixal municipality, Setúbal district. This property boasts a sophisticated Open Space design that seamlessly merges indoor and outdoor living, featuring a luxurious pool and a well-appointed outdoor leisure area for complete privacy.
The valuation. The asking price of €1,150,000 exceeds the fair value of €751,812 by €398,188 (34.6%), indicating the property is overpriced. Buyers should be cautious in considering this investment at the current price.
Fair value modelled at €751,812 from the area baseline, adjusted for condition and location. Asking €1,150,000 sits €398,188 (34.6%) above — overpriced versus fair value.
Asking €1,150,000 versus the rua das Malvas area baseline of €1,146,360 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 88 · Materials 85 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 75 · Amenities 65 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua das Malvas
Area baseline €1,146,360 + condition +€51,250 + location +€49,482 = modelled fair value of €751,812 (€1,834/m²), a €398,188 (34.6%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Malvas | Subject | €1,150,000 | €2,805 | — | 88 | 69 |
| Amora · 4ba4aa | Active | €740,000 | €2,937 | 4.7% | 85 | 70 |
| Corroios · ba3eef | Active | €820,000 | €3,644 | 29.9% | 85 | 75 |
| Charneca de Caparica e Sobreda · f36293 | Active | €1,197,000 | €4,534 | 61.7% | 85 | 73 |
| Charneca de Caparica e Sobreda · 96c34a | Active | €840,000 | €5,250 | 87.2% | — | 71 |
| Median comp | €830,000 | €4,089 | 45.8% | 85 | 72 |
Long-term rental The current listing price of €1,150,000 is 34.6% above its fair value of €751,812, suggesting it may not yield sufficient returns for long-term rental investments. The gross yield of 3.6% indicates that this property does not align well with the expected profitability of a long-term rental strategy. Family rental At €1,150,000, this property is overpriced compared to its fair value of €751,812, which limits its appeal for family rentals in the area. The amenities and condition rating are decent, but the excessive price point compromises its attractiveness as a family rental option. Buy-and-hold With a fair value of €751,812 and a listing price of €1,150,000, this property presents a misalignment between price and value that is detrimental for a buy-and-hold strategy. Despite its condition and proximity to Lisbon, the overpriced nature of this asset increases the risk and lowers its potential for capital appreciation over time.
Economic Fragility The combination of a 70/100 economic stability score and a 65/100 tenant stability score indicates a potential risk of decreased property demand during economic downturns.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
