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 90 m², built in 1980, energy rating D. Located on rua 25 de Abril S / N, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes two private balconies, enhancing outdoor living space and providing excellent views of the surrounding family-friendly neighborhood. Additional Context: Proximity to Paivas Urban Park offers recreational opportunities.**
The valuation. The asking price of €309,900 is significantly above the fair value of €154,409, indicating an overpriced status by €155,491, or 50.2%. This makes it a challenging acquisition for discerning investors seeking true value.
Fair value modelled at €154,409 from the area baseline, adjusted for condition and location. Asking €309,900 sits €155,491 (50.2%) above — overpriced versus fair value.
Asking €309,900 versus the rua 25 de Abril S / N area baseline of €251,640 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua 25 de Abril S / N
Area baseline €251,640 + condition -€3,375 + location +€14,864 = modelled fair value of €154,409 (€1,716/m²), a €155,491 (50.2%) gap versus the €309,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril S / N | Subject | €309,900 | €3,443 | — | 70 | 76 |
| rua Augusto Henriques | Active | €285,000 | €2,969 | 13.8% | 70 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 93861d | Active | €325,000 | €4,514 | 31.1% | 72 | 71 |
| rua 1º de Maio, 83 | Active | €295,000 | €2,892 | 16.0% | 62 | 78 |
| rua Júlio Augusto Henriques | Active | €298,500 | €2,689 | 21.9% | 70 | 73 |
| Median comp | €296,750 | €2,931 | 14.9% | 70 | 73 |
Long-term rental The property’s listing price of €309,900 is significantly above its fair value of €154,409, indicating it is overpriced by 50.2%. With a gross yield of only 3.8%, investors may find more attractive options elsewhere that better align with market expectations. Family rental Given the current pricing strategy, the €309,900 listing does not reflect the fair market value of €154,409, making it overpriced. Despite a decent neighbourhood rating of 76/100, families may be deterred by the inflated cost relative to comparable properties. Buy-and-hold At €309,900, this property exceeds its fair value of €154,409 by 50.2%, suggesting that it is overpriced for a buy-and-hold investment strategy. Although the area offers moderate commuting options to central Lisbon, the economic fundamentals do not justify the current asking price for long-term holding expectations.
Economic downturn vulnerability The property may face risks if economic conditions deteriorate despite its current strong score of 80/100, which could lead to unforeseen tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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