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 73 m², energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a separate pantry in the kitchen, enhancing organization and storage, while its excellent solar exposure ensures abundant natural light throughout the day.
The valuation. The asking price of €200,000 is significantly above the fair value of €108,872, resulting in an overvaluation of €91,128, or 45.6%. This indicates that the property is overpriced and may not deliver a good return on investment. Buy-to-flip angle. Given the basic and functional condition of the apartment, a buy-to-flip strategy would entail minor renovations to improve aesthetics, potentially aiming for a resale in the range of €180,000 to €220,000, capitalizing on market demand. Buy-to-let angle. With a gross yield of 4.4%, the estimated rental income of €733 per month positions this property as a viable long-term investment, particularly appealing to families seeking proximity to Lisbon's job market and amenities.
Fair value modelled at €108,872 from the area baseline, adjusted for condition and location. Asking €200,000 sits €91,128 (45.6%) above — overpriced versus fair value.
Asking €200,000 versus the Amora, Seixal, Setúbal area baseline of €204,108 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 62 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 65 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €204,108 + condition -€15,398 + location +€8,347 = modelled fair value of €108,872 (€1,491/m²), a €91,128 (45.6%) gap versus the €200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · b7c2f8 | Subject | €200,000 | €2,740 | — | 62 | 68 |
| rua das Flores | Active | €285,500 | €4,261 | 55.5% | — | 69 |
| Amora · 49b915 | Active | €290,000 | €3,718 | 35.7% | 64 | 75 |
| Laranjeiro e Feijó · 0016ee | Active | €295,000 | €4,683 | 70.9% | — | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbd23 | Active | €248,000 | €2,884 | 5.3% | 65 | 75 |
| Median comp | €287,750 | €3,990 | 45.6% | 65 | 73 |
Long-term rental The property’s gross yield of 4.4% indicates average return expectations but is compromised by the 45.6% gap between the listing price and fair value of €108,872. This means the investment is less appealing for long-term rental, as investors might achieve better returns elsewhere. Family rental While the neighborhood has a decent score of 68/100, the high asking price makes this apartment less desirable for family rental opportunities. Potential tenants may seek more affordable options given the property’s substantial overpricing by 45.6%. Buy-and-hold Although there is potential for value appreciation in a suburban area near Lisbon, the current price reflects significant overvaluation at €200,000 compared to the fair value of €108,872. This makes a buy-and-hold strategy less attractive, as the initial investment is too high relative to expected growth. Not ideal for: Luxury market, Short-term rental, Student housing The property is clearly overvalued, making it unsuitable for luxury markets and high-turnover short-term rentals, which typically require better positioning. Similarly, it lacks the appeal for student housing in a competitive rental environment where lower-priced options are preferable.
Tenant churn risk With a tenant stability score of 65/100, there is a significant risk of turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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