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 94 m², energy rating E. Located on rua do Roque, Amora parish, Seixal municipality, Setúbal district. Noteworthy Feature: The property includes two large balconies that enhance indoor-outdoor living and provide an abundance of natural light throughout the space.
The valuation. The asking price of €315,000 is significantly above the fair value of €158,040, making it overpriced by €156,960 (49.8%). Buyers should be cautious due to the considerable discrepancy. Buy-to-flip angle. A buy-to-flip strategy may not yield positive results, considering the property's inflated asking price compared to its fair value. Potential renovations could enhance appeal but may not justify the investment. Buy-to-let angle. The estimated rental income of €709 per month offers a gross yield of only 2.7%, which is relatively low. Long-term family rentals may provide steady income but limited profit potential due to high initial costs.
Fair value modelled at €158,040 from the area baseline, adjusted for condition and location. Asking €315,000 sits €156,960 (49.8%) above — overpriced versus fair value.
Asking €315,000 versus the rua do Roque area baseline of €262,824 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 71 · Materials 75 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 81 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua do Roque
Area baseline €262,824 + condition -€6,756 + location +€15,524 = modelled fair value of €158,040 (€1,681/m²), a €156,960 (49.8%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Roque | Subject | €315,000 | €3,351 | — | 71 | 76 |
| travessa 31 de Janeiro, 2 | Active | €269,000 | €2,773 | 17.2% | 70 | 73 |
| rua General Humberto Delgado, 49 | Active | €235,000 | €2,701 | 19.4% | 74 | 79 |
| Amora · 38b186 | Active | €250,000 | €3,521 | 5.1% | 65 | 77 |
| rua Manuel Ribeiro de Pavía | Active | €240,000 | €3,750 | 11.9% | 70 | 73 |
| Median comp | €245,000 | €3,147 | 6.1% | 70 | 75 |
Long-term rental This 3-bed apartment in Amora is priced at €315,000, representing a significant gap of 49.8% compared to its fair value of €158,040, indicating it is overpriced. With a gross yield of only 2.7%, the potential returns for long-term rental investors in this property are not compelling given current market conditions. Family rental Given its proximity to Lisbon and decent neighborhood score of 76/100, this property may attract families; however, the price of €315,000 far exceeds its fair value by nearly 50%. The low yield of 2.7% further illustrates that this option might not provide the desired cash flow for family rental purposes in the current market. Buy-and-hold While the suburban location of this apartment offers urban benefits and might suggest potential appreciation, the steep asking price of €315,000 against a fair value of €158,040 confirms that it is overpriced. Investors considering a buy-and-hold strategy should be cautious due to the unfavorable yield of 2.7% in an already heated market. Not ideal for short-term vacation rental Given its high price point, this property is overly expensive for short-term vacation rentals, which typically require favorable yields to be profitable. The local market's dynamics do not support the high occupancy rates necessary to offset the overvaluation. Not ideal for student housing The €315,000 listing price surpasses the fair value significantly, positioning it as an unsuitable option for student housing, where affordability is key. Furthermore, with a yield of only 2.7%, the financial metrics do not favor this strategy within the current price framework.
Economic downturn risk Given the solid economic stability score of 80/100, an unexpected economic downturn could still impact the property's financial performance, especially with a tenant stability score of only 70/100 indicating potential fluctuations in tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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