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 82 m², energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment benefits from a private balcony off one bedroom, enhancing both comfort and natural light while providing a serene outdoor space in a bustling area.
The valuation. The asking price of €260,000 is significantly higher than the fair value of €148,098, indicating an overvaluation of €111,902 or 43.0%. This discrepancy suggests the property is overpriced in the current market.
Fair value modelled at €148,098 from the area baseline, adjusted for condition and location. Asking €260,000 sits €111,902 (43.0%) above — overpriced versus fair value.
Asking €260,000 versus the Amora, Seixal, Setúbal area baseline of €220,170 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €220,170 + condition +€5,381 + location +€12,501 = modelled fair value of €148,098 (€1,806/m²), a €111,902 (43.0%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · ba3c6e | Subject | €260,000 | €3,171 | — | 80 | 74 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 30.2% | 75 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 15.0% | 75 | 79 |
| Amora · d7a44a | Active | €290,000 | €3,537 | 11.5% | 80 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 90d8f8 | Active | €275,000 | €3,056 | 3.6% | 74 | 76 |
| Median comp | €282,000 | €3,297 | 4.0% | 75 | 77 |
Long-term rental The property is overpriced at €260,000 compared to its fair value of €148,098, resulting in a significant gap of 43.0%. With a gross yield of only 3.4% and a condition score of 79/100, the returns do not justify the high purchase price in the current market. Family rental This apartment, while located in a suburban area near Lisbon, is listed at a price that exceeds fair market value by 43.0%, making it less attractive for family tenants. The combination of a modest yield of 3.4% and a neighborhood score of 74/100 suggests that alternative options may offer better value for families. Buy-and-hold The investment in this 2-bed apartment is questionable as it is currently overpriced, with a 43.0% gap from its fair value of €148,098. With limited rental yield at 3.4% and decent condition and neighborhood scores, holding this asset could lead to suboptimal returns over time.
Economic and Tenant Instability Risk The property faces potential vacancy or rent fluctuation challenges due to both the economic stability and tenant stability scores being at 70/100, indicating moderate risk factors that could affect cash flow.
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