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 62 m², energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a modern open space layout with LED lighting, and the spacious bathroom is equipped with a window for natural ventilation.
The valuation. The asking price of €245,000 is significantly above the fair value of €108,120, indicating an overpriced status by €136,880 (55.9%). This valuation suggests a prioritization over realistic market expectations.
Fair value modelled at €108,120 from the area baseline, adjusted for condition and location. Asking €245,000 sits €136,880 (55.9%) above — overpriced versus fair value.
Asking €245,000 versus the Amora, Seixal, Setúbal area baseline of €173,352 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 75 · Materials 70 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €173,352 + condition -€969 + location +€10,633 = modelled fair value of €108,120 (€1,744/m²), a €136,880 (55.9%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 28ba19 | Subject | €245,000 | €3,952 | — | 75 | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38ace5 | Active | €235,000 | €4,273 | 8.1% | 76 | 74 |
| Amora · f35dba | Active | €265,000 | €2,978 | 24.7% | 74 | 69 |
| rua António Bandeira | Active | €225,000 | €2,922 | 26.1% | 68 | 73 |
| rua de Cacine | Active | €304,500 | €4,614 | 16.8% | 80 | 75 |
| Median comp | €250,000 | €3,626 | 8.3% | 75 | 74 |
Long-term rental The 2-bed apartment in Amora, Seixal, is currently priced at €245,000, significantly above its fair value of €108,120, indicating it is overpriced by 55.9%. With a gross yield of only 3.5%, the financial returns do not justify the elevated entry price for long-term rental potential. Family rental Listing the apartment at €245,000 places it 55.9% above its fair value of €108,120, suggesting the property is overpriced despite its decent neighbourhood score of 77/100. While familial amenities benefit from proximity to Lisbon, the price point creates barriers for families seeking affordable rental options. Buy-and-hold With the property priced at €245,000—55.9% above its fair value of €108,120—it is clear that this investment is overpriced for a buy-and-hold strategy. Although it benefits from a respectable condition score of 74/100, the high initial investment undermines its long-term value appreciation prospects.
Tenant turnover risk With a tenant stability score of 70/100, there is a potential concern for higher tenant turnover, which could lead to increased vacancy rates and rental income fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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