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 62 m², energy rating C. Located Amora parish, Seixal municipality, Setúbal district. This apartment features a sunlit balcony that extends the living space and offers a communal garden, ideal for relaxation or social gatherings.
The valuation. The asking price of €245,000 is significantly above fair value at €110,679, indicating an overpricing of €134,321 (54.8%). Such a substantial disparity suggests that potential buyers may face challenges in justifying this investment. Buy-to-flip angle. The buy-to-flip strategy may be less viable due to the high acquisition cost, making profit margins narrow after renovations and resale. A more attractive initial price may be necessary for successful flipping. Buy-to-let angle. With a gross yield of 3.9% (~€796/month estimated), the long-term rental strategy offers stable income, targeting families, given the property’s good condition and solid neighborhood demand near Lisbon.
Fair value modelled at €110,679 from the area baseline, adjusted for condition and location. Asking €245,000 sits €134,321 (54.8%) above — overpriced versus fair value.
Asking €245,000 versus the Amora, Seixal, Setúbal area baseline of €98,456 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 81 · Materials 79 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 75 · Amenities 65 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €98,456 + condition +€5,134 + location +€7,089 = modelled fair value of €110,679 (€1,785/m²), a €134,321 (54.8%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · ba5bcd | Subject | €245,000 | €3,952 | — | 81 | 68 |
| Amora · 9569d4 | Active | €245,000 | €3,769 | 4.6% | 76 | 73 |
| Amora · ba5a95 | Active | €245,000 | €3,500 | 11.4% | 80 | 75 |
| Amora · 261e68 | Active | €299,000 | €3,322 | 15.9% | 70 | 81 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 8.6% | 82 | 76 |
| Median comp | €252,500 | €3,556 | 10.0% | 78 | 76 |
Long-term rental The 3-bed apartment in Amora, Seixal, is currently overpriced, with a gap to fair value of 54.8%, indicating limited potential for long-term capital appreciation. At a gross yield of 3.9%, this investment does not justify the high entry price compared to the fair market value of €110,679. Family rental While the apartment could appeal to families due to its size and decent condition, its current valuation exceeds what would be considered reasonable for the area. The combination of the €245,000 listing price and the neighborhood score of 68/100 suggests that potential rental income may not cover the investment at this overpriced level. Buy-and-hold The buy-and-hold strategy seems challenging here, given the current listing price significantly above fair value and a yield that is not compelling. Investors may find better opportunities elsewhere, as the overpriced nature of this property may hinder long-term investment growth in the Seixal area.
Economic Sensitivity The property is at risk due to its moderate economic stability score of 65, indicating potential vulnerability to economic downturns that could affect tenant retention and rental income.
