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 76 m², built in 1983, energy rating C. Located on praceta Centro Columbófilo do Fogueteiro, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a marquise enhancing the living area’s functionality, while its south orientation maximizes natural light throughout the day, ensuring a bright and warm atmosphere.
The valuation. The asking price of €260,000 exceeds the fair value of €130,857 by €129,143, positioning it at 49.7% overpriced. This property is not a financially sound investment at its current listing price.
Fair value modelled at €130,857 from the area baseline, adjusted for condition and location. Asking €260,000 sits €129,143 (49.7%) above — overpriced versus fair value.
Asking €260,000 versus the praceta Centro Columbófilo do Fogueteiro area baseline of €204,060 (€2,685/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praceta Centro Columbófilo do Fogueteiro
Area baseline €204,060 + condition -€1,900 + location +€12,069 = modelled fair value of €130,857 (€1,722/m²), a €129,143 (49.7%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Centro Columbófilo do Fogueteiro | Subject | €260,000 | €3,421 | — | 70 | 75 |
| rua Ana de Castro Osório | Active | €263,000 | €3,131 | 8.5% | 72 | 76 |
| rua Movimento das Forças Armadas | Active | €270,000 | €3,034 | 11.3% | 75 | 75 |
| rua 25 de Abril | Active | €319,000 | €3,038 | 11.2% | 75 | 76 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 0.5% | 75 | 76 |
| Median comp | €284,500 | €3,085 | 9.8% | 75 | 76 |
Long-term rental The property exhibits a gross yield of 3.6%, indicating it may not be an attractive option for long-term rental investment given its significant gap from fair value. With a fair value of €130,857, the current listing price of €260,000 suggests it is overpriced, limiting potential returns for landlords in the rental market. Buy-and-hold Investing in this apartment as a buy-and-hold strategy may yield limited capital appreciation due to its 49.7% gap from fair value. At €260,000, the property is overpriced, which could hinder long-term investment growth in a suburban area near Lisbon. Family rental While the property is located in a suburban area with low crime and good access to Lisbon’s employment, its listing price of €260,000 is overpriced compared to its fair value of €130,857. This premium cost can deter families looking for budget-friendly rental options in the neighborhood. Not ideal for The current pricing of this property makes it unsuitable for short-term vacation rental or luxury market segments. Additionally, the high listing price renders it impractical for student housing investment.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of turnover, which could affect rental income.
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