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 65 m², energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes new PVC windows throughout, enhancing energy efficiency and noise reduction, and boasts a security front door for added safety Valuation Verdict: Fair.
The valuation. The asking price of €245,000 is significantly above the fair value of €120,015, presenting a markup of €124,985 (51.0%). This property is currently overpriced, which may limit potential investor interest.
Fair value modelled at €120,015 from the area baseline, adjusted for condition and location. Asking €245,000 sits €124,985 (51.0%) above — overpriced versus fair value.
Asking €245,000 versus the Amora, Seixal, Setúbal area baseline of €174,525 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 85 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 75 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €174,525 + condition +€8,125 + location +€8,670 = modelled fair value of €120,015 (€1,846/m²), a €124,985 (51.0%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 6fbcf3 | Subject | €245,000 | €3,769 | — | 82 | 71 |
| rua de Cacine, 1 | Active | €315,000 | €3,387 | 10.1% | 75 | 69 |
| Amora · 25f700 | Active | €299,900 | €2,726 | 27.7% | 85 | 75 |
| Amora · ba5a95 | Active | €245,000 | €3,500 | 7.1% | 80 | 75 |
| Amora · cfe20f | Active | €320,000 | €3,765 | 0.1% | 70 | 78 |
| Median comp | €307,450 | €3,444 | 8.6% | 78 | 75 |
Long-term rental This property presents a modest gross yield of 3.8%, indicating that despite its suburban appeal, the investment return may not justify the pricepoint. With a listing price of €245,000, significantly above its fair value of €120,015, long-term rental viability is jeopardized by the overpricing. Family rental The apartment is situated in a suburban area that caters to families, bolstered by Lisbon’s economic opportunities; however, the gap between its listing price and fair value suggests a misalignment with market expectations. As demand for family rentals continues due to location advantages, the substantial overpricing limits potential profitability for family-oriented tenants. Buy-and-hold While the moderate demand influenced by proximity to Lisbon may support long-term investment strategies, the overvaluation of this apartment weakens its buy-and-hold attractiveness. With its fair value significantly lower than the listing price, holding this property for appreciation could result in a prolonged period of unrealistic expectation versus market realities.
Tenant turnover risk High tenant turnover is a concern due to a tenant stability score of 65/100, indicating potential challenges in maintaining occupancy rates and rental income.
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