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 66 m², built in 1989, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Outdoor Space: The property boasts an expansive 80 m² private backyard, perfect for outdoor dining and leisure activities, enhancing its appeal to those seeking ample outdoor living options.
The valuation. The asking price of €318,000 sits significantly above fair value at €117,414, indicating an overpriced position with a discrepancy of €200,586 (63.1%). This valuation suggests that potential buyers may encounter challenges in achieving expected returns. Buy-to-flip angle. With the current market dynamics, a buy-and-flip strategy would likely require significant renovations to justify a higher sale price, but the asking price trajectory indicates challenges in resale potential. Target buyers' willingness to pay may be limited due to the inflated price. Buy-to-let angle. A monthly rental income of approximately €848 provides a gross yield of only 3.2%, which is relatively low for the market. Long-term family rentals in this area may yield stable occupancy, but returns remain modest given the property’s asking price.
Fair value modelled at €117,414 from the area baseline, adjusted for condition and location. Asking €318,000 sits €200,586 (63.1%) above — overpriced versus fair value.
Asking €318,000 versus the Amora, Seixal, Setúbal area baseline of €184,536 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 76 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 60 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €184,536 + condition +€4,641 + location +€7,965 = modelled fair value of €117,414 (€1,779/m²), a €200,586 (63.1%) gap versus the €318,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · b7c18a | Subject | €318,000 | €4,818 | — | 76 | 69 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 25.1% | 82 | 76 |
| rua de Cacine | Active | €304,500 | €4,614 | 4.2% | 80 | 75 |
| Amora · 9375bb | Active | €325,000 | €4,514 | 6.3% | 80 | 75 |
| Amora · f35dba | Active | €265,000 | €2,978 | 38.2% | 74 | 69 |
| Median comp | €284,750 | €4,063 | 15.7% | 80 | 75 |
Long-term rental This 2-bed apartment in Amora, Seixal, is overpriced at €318,000, exceeding its fair value by 63.1%. With a gross yield of only 3.2%, the potential returns do not justify the elevated acquisition price in the current market. Family rental The property’s listing price positions it as overpriced against its fair value, making it a less appealing option for family rentals in the area. Given the neighborhood’s score of 69/100, demand may not be sufficient to support the high rental expectations tied to this price point. Buy-and-hold While the location in Greater Lisbon suggests future growth potential, this apartment's current pricing reflects an overvaluation, limiting long-term investment appeal. With a fair value of €117,414, capital appreciation may be hindered by the significant gap from its listing price. Not ideal for The apartment’s luxury market potential is constrained by its high asking price, making it unattractive for luxury buyers. Additionally, its metrics suggest it is unsuitable for short-term vacation rentals, especially when rental yields are compromised by the property's premium cost.
Economic and Tenant Stability Risk: With an economic stability score of 70 and a tenant stability score of 70, there is a moderate risk of fluctuating rental income and potential tenant turnover, which may affect overall cash flow.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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