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, 2-bathroom apartment of 143 m², built in 2002, energy rating C. Located on rua do Soutelo, Amora parish, Seixal municipality, Setúbal district. The property features three balconies, enhancing natural light throughout and providing outdoor gathering spaces, along with a barbecue area ideal for entertaining.
The valuation. The asking price of €426,900 is significantly above the fair value of €246,664, resulting in an overpriced verdict of €180,236 (42.2%). Potential buyers should consider this substantial markup against market expectations.
Fair value modelled at €246,664 from the area baseline, adjusted for condition and location. Asking €426,900 sits €180,236 (42.2%) above — overpriced versus fair value.
Asking €426,900 versus the rua do Soutelo area baseline of €227,084 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 71 · Materials 75 · Room dimensions 77). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Soutelo
Area baseline €227,084 + condition -€3,128 + location +€22,708 = modelled fair value of €246,664 (€1,725/m²), a €180,236 (42.2%) gap versus the €426,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Soutelo | Subject | €426,900 | €2,985 | — | 71 | 75 |
| Amora · 0019c7 | Active | €380,000 | €2,754 | 7.8% | 74 | 77 |
| Corroios · 0239dc | Active | €595,000 | €2,793 | 6.4% | 74 | 74 |
| rua Abel Manta In Vale de Milhaços | Active | €345,000 | €2,924 | 2.1% | 70 | 74 |
| rua Natália Correia | Active | €370,000 | €2,701 | 9.5% | 74 | 73 |
| Median comp | €375,000 | €2,774 | 7.1% | 74 | 74 |
Long-term rental This property, with a 3.4% gross yield, is overpriced at €426,900 compared to a fair value of €246,664, suggesting limited potential for long-term rental profitability. Despite its relatively good condition and location in an economically robust area, the significant price gap indicates that rental income may not justify the high purchase cost. Family rental Given the property's listing price, families seeking long-term rentals may find the €426,900 demand unaligned with the €246,664 fair value, potentially limiting market appeal. The community features a respectable tenant quality, but the elevated price could overshadow its attractiveness to family renters looking for more affordable options. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given its current market price overshooting fair value by 42.2%. While the Greater Lisbon area is promising, the inflated cost may impede long-term value appreciation, making it less ideal for investors aiming for sustainable growth.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which could lead to higher vacancy rates and potential income losses in the future.
