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, 2-bathroom apartment of 101 m², energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment offers proximity to public transport and several schools, making it ideal for families prioritizing commuting convenience and educational access. Location Highlights: Enjoy quiet living in a well-connected area of Fogueteiro, Seixal.
The valuation. The asking price of €280,000 is significantly above the fair value of €147,990, with a difference of €132,010 (47.1%). Verdict: overpriced. Buy-to-flip angle. A buy-to-flip strategy is unlikely to yield profits due to the high asking price and limited potential for substantial resale upside. Buy-to-let angle. The gross yield of 4.2% with an estimated rental income of €980/month indicates a modest return for long-term rental investors, but the overpriced nature of the property may hinder tenant demand.
Fair value modelled at €147,990 from the area baseline, adjusted for condition and location. Asking €280,000 sits €132,010 (47.1%) above — overpriced versus fair value.
Asking €280,000 versus the Amora, Seixal, Setúbal area baseline of €282,396 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 58/100 (Condition 55 · Materials 60 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €282,396 + condition -€26,512 + location +€14,114 = modelled fair value of €147,990 (€1,465/m²), a €132,010 (47.1%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · dc145a | Subject | €280,000 | €2,772 | — | 55 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b9e8 | Active | €365,000 | €4,101 | 47.9% | — | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e5 | Active | €265,000 | €2,944 | 6.2% | 61 | 75 |
| rua Doutor Afonso Costa | Active | €280,000 | €2,947 | 6.3% | 58 | 72 |
| avenida Marcos Portugal | Active | €295,000 | €2,706 | 2.4% | 60 | 76 |
| Median comp | €287,500 | €2,946 | 6.2% | 60 | 74 |
Long-term rental Given the property’s price of €280,000, which is 47.1% above its fair value of €147,990, the long-term rental strategy is not advisable as the yield of 4.2% gross does not justify the investment. Additionally, the slightly elevated crime metrics may deter potential tenants, further complicating rental prospects. Buy-and-hold Investing in this property with a current listing of €280,000 and a significant gap from fair value risks substantial capital loss if market conditions shift. The yields and the property’s condition, rated at 58/100, suggest it is not an attractive buy-and-hold opportunity given its current price. Family rental Although the location in Seixal offers proximity to Lisbon, the asking price of €280,000 undermines potential returns for family rentals given it exceeds fair value by 47.1%. Coupled with slightly elevated crime rates, this property is less likely to appeal to families seeking stability and safety in their rental choices.
Tenant turnover risk The economic and tenant stability scores of 70/100 suggest a moderate risk of tenant turnover, which could impact cash flow and property management expenses over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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