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, 1-bathroom apartment of 90 m², built in 1988, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. This property features an enclosed balcony that enhances living space and an independent storage room for convenient organization, making it practical for modern living.
The valuation. The asking price of €279,000 is significantly above the fair value of €139,897, representing an overpricing of €139,103 or 49.9%. As such, this property does not present a justified investment opportunity. Buy-to-flip angle. Given the current market dynamics, a buy-to-flip strategy may face challenges, as the property is overpriced and would require significant appreciation to yield a profitable return. Renovations might improve appeal, but the initial investment remains high. Buy-to-let angle. With a gross yield of 4.1%, the estimated rental income of €953/month could provide stable cash flow; however, this yield fails to compensate for the property's current valuation, potentially limiting profitability in the long term.
Fair value modelled at €139,897 from the area baseline, adjusted for condition and location. Asking €279,000 sits €139,103 (49.9%) above — overpriced versus fair value.
Asking €279,000 versus the Amora, Seixal, Setúbal area baseline of €241,650 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 60 · Materials 65 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €241,650 + condition -€16,172 + location +€13,149 = modelled fair value of €139,897 (€1,554/m²), a €139,103 (49.9%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 261db9 | Subject | €279,000 | €3,100 | — | 60 | 73 |
| Amora · 0dce95 | Active | €279,000 | €2,790 | 10.0% | 61 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ff68 | Active | €265,000 | €2,944 | 5.0% | 67 | 78 |
| Corroios · ba3dbf | Active | €269,000 | €2,956 | 4.6% | 60 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 7354d6 | Active | €265,000 | €2,944 | 5.0% | 62 | 73 |
| Median comp | €267,000 | €2,944 | 5.0% | 62 | 74 |
Long-term rental The long-term rental strategy is not attractive for this property, as it is currently overpriced by 49.9% compared to its fair value of €139,897. The 4.1% gross yield further suggests that potential returns may be limited given the current listing price of €279,000. Buy-and-hold Investing in this property as a buy-and-hold asset is questionable, given that it is overpriced and does not provide a compelling value proposition relative to its fair value. With a condition rating of 64/100 and a listing price far exceeding the fair value, the investment may underperform over time. Family rental The family rental strategy is not advisable for this apartment, as its significant gap from the fair value underscores the risk of over-investment. Considering the current listing price and the modest neighborhood ratings, this property does not appear to offer an optimal environment for family-oriented tenants focusing on cost-effectiveness.
Economic Vulnerability The economic stability score of 70 suggests potential fluctuations in local market conditions that could impact long-term investment returns.
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