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, 2-bathroom apartment of 136 m², built in 2008, energy rating C. Located on rua da Azinhaga, 12, Amora parish, Seixal municipality, Setúbal district. This apartment features a high-security door and a central vacuum system, adding an extra layer of convenience and safety for its residents.
The valuation. The asking price of €320,000 sits €66,202 (20.7%) above the fair value of €253,798, indicating the property is overpriced. Careful consideration is required to justify this premium in a competitive market.
Fair value modelled at €253,798 from the area baseline, adjusted for condition and location. Asking €320,000 sits €66,202 (20.7%) above — overpriced versus fair value.
Asking €320,000 versus the rua da Azinhaga, 12 area baseline of €365,160 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 78 · Materials 82 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 85 · Amenities 80 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua da Azinhaga, 12
Area baseline €365,160 + condition +€11,050 + location +€26,780 = modelled fair value of €253,798 (€1,866/m²), a €66,202 (20.7%) gap versus the €320,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Azinhaga, 12 | Subject | €320,000 | €2,353 | — | 78 | 81 |
| Corroios · de0c06 | Active | €318,000 | €2,504 | 6.4% | 72 | 80 |
| rua Doutor Emídio Guilherme Garcia Mendes, 12 | Active | €269,000 | €2,514 | 6.8% | 80 | 72 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 2.6% | 75 | 79 |
| rua Joaquim Valentim Correia, 26 | Active | €350,000 | €2,574 | 9.4% | 73 | 74 |
| Median comp | €293,500 | €2,509 | 6.6% | 74 | 77 |
Long-term rental This 2-bed apartment in Amora is overpriced at €320,000, which represents a 20.7% gap from the fair value of €253,798. Given its 0% gross yield, it may not generate attractive returns for long-term investors. Family rental While the property is situated in a suburban area with a decent neighbourhood score of 81, its €320,000 listing price is not justified, surpassing the fair value by 20.7%. Families seeking affordable accommodations may be deterred by the lack of yield and the high price. Buy-and-hold Investing in this property as a buy-and-hold strategy would be unwise due to its €320,000 price tag, which exceeds the fair value significantly. The current market conditions and a yield of 0% suggest that it would not be a profitable long-term asset for investors.
Economic Tenant Dependency The property may face risks if economic growth or tenant retention deteriorates despite relatively high stability scores of 80, leading to potential financial instability.
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