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 65 m², built in 1977, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment features a cozy balcony providing additional outdoor relaxation space, along with a practical layout that allows for functional living despite its dated aesthetic.**
The valuation. The asking price of €265,000 is substantially above the fair value of €94,956, indicating an overpricing of €170,044 (64.2%). This valuation suggests that investors should be cautious when considering this property. Buy-to-flip angle. A resale strategy could be challenging due to the high asking price compared to its fair value, making short-term gains unlikely in the current market. The limited appeal from average condition features further complicates a successful flip. Buy-to-let angle. With a gross yield of 3.8% and estimated rental income of €839/month, the property serves as a potential long-term rental, appealing primarily to families seeking housing in the Greater Lisbon suburbs. However, the low yield reflects the property's overpriced status.
Fair value modelled at €94,956 from the area baseline, adjusted for condition and location. Asking €265,000 sits €170,044 (64.2%) above — overpriced versus fair value.
Asking €265,000 versus the Amora, Seixal, Setúbal area baseline of €181,740 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 (Condition 58 · Materials 55 · Room dimensions 60). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 78 · Amenities 75 · Economic 80 · Tenant Quality 74). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €181,740 + condition -€18,586 + location +€10,322 = modelled fair value of €94,956 (€1,461/m²), a €170,044 (64.2%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · dc1499 | Subject | €265,000 | €4,077 | — | 58 | 75 |
| rua da Boavista, 54 | Active | €249,000 | €2,895 | 29.0% | 55 | 78 |
| rua de Binta, 12 | Active | €230,000 | €3,833 | 6.0% | — | 77 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 93732b | Active | €229,000 | €3,470 | 14.9% | 55 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 25f912 | Active | €269,500 | €3,906 | 4.2% | 60 | 75 |
| Median comp | €239,500 | €3,652 | 10.4% | 55 | 76 |
Long-term rental The property is significantly overpriced at €265,000, which is 64.2% above its fair value of €94,956, presenting a poor investment opportunity. With a gross yield of only 3.8% and a condition score of 57/100, the financial returns are unlikely to justify the heightened purchase price. Buy-and-hold The current listing price of €265,000 is not justifiable given its fair value of €94,956, reflecting an excessive 64.2% gap that confirms the property is overpriced. Holding onto this asset is unlikely to deliver satisfactory returns, especially considering its moderate condition rating and yield. Family rental At €265,000, the apartment sits well above its fair value of €94,956, indicating it is overpriced by 64.2%, which could deter potential tenants seeking affordable family accommodations. The neighborhood’s decent rating of 75/100 may attract families, but the high purchase price undermines the feasibility of a successful family rental strategy.
Potential Tenant Turnover The tenant stability score of 74/100 suggests a moderate risk of tenant turnover, which could impact rental income if vacancies arise unexpectedly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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