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 89 m², energy rating C. Located on rua Movimento das Forças Armadas, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment boasts a sixth-floor balcony providing scenic views and abundant natural light, along with modern decor that enhances its sophisticated ambiance.
The valuation. The asking price of €270,000 is significantly above the fair value of €159,637, representing an overpriced situation of €110,363 (40.9%). This disparity suggests potential difficulties in achieving a profitable investment. Buy-to-flip angle. A resale strategy may be challenging given the current inflated valuation; however, targeted cosmetic updates could attract buyers if the right market conditions arise. Careful consideration of timing will be essential to optimize returns. Buy-to-let angle. With an estimated rental income of €810/month, the gross yield stands at 3.6%, which may appeal to long-term investors looking for stable, family rental options. The proximity to Lisbon enhances its attractiveness for potential tenants.
Fair value modelled at €159,637 from the area baseline, adjusted for condition and location. Asking €270,000 sits €110,363 (40.9%) above — overpriced versus fair value.
Asking €270,000 versus the rua Movimento das Forças Armadas area baseline of €141,332 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Movimento das Forças Armadas
Area baseline €141,332 + condition +€4,172 + location +€14,133 = modelled fair value of €159,637 (€1,794/m²), a €110,363 (40.9%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Movimento das Forças Armadas | Subject | €270,000 | €3,034 | — | 75 | 75 |
| rua 25 de Abril | Active | €319,000 | €3,038 | 0.1% | 75 | 76 |
| rua Ana de Castro Osório | Active | €263,000 | €3,131 | 3.2% | 72 | 76 |
| praceta Centro Columbófilo do Fogueteiro | Active | €260,000 | €3,421 | 12.8% | 70 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 13.3% | 80 | 76 |
| Median comp | €281,000 | €3,276 | 8.0% | 74 | 76 |
Long-term rental This property is not a prudent choice for a long-term rental investment given its 40.9% gap from fair value, indicating it is clearly overpriced. The 3.6% gross yield does not compensate for the inflated purchase price, which could deter reliable tenants over time. Family rental While the neighborhood offers a family-oriented atmosphere, the property’s market price far exceeds its fair value, making it a less attractive option for a family rental strategy. The overpriced status at €270,000, compared to a fair value of €159,637, might limit potential tenant interest in the long run. Buy-and-hold Opting for a buy-and-hold strategy with this apartment is risky, as its current price suggests it is significantly overpriced at €270,000—a steep assessment compared to its fair valuation. This price could hinder long-term appreciation and risk stagnation in rental returns due to the property’s inflated value. Not ideal for This property is not suitable for luxury market investments as the current pricing does not align with luxury expectations and quality. Additionally, its overpriced nature makes it a poor candidate for short-term vacation rentals and student housing, as these markets typically favor value-oriented properties.
Economic Vulnerability The economic stability score of 80 suggests a robust environment, but the tenant stability score at 75 indicates potential concerns with tenant retention, increasing the risk of vacant properties affecting cash flow.
