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 92 m², built in 1987, energy rating C. Located on rua Magalhães Lima, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes two excellent balconies offering great sun exposure and is located in a family-friendly neighborhood with a low €25 condominium fee, enhancing its overall appeal.
The valuation. The asking price of €315,000 sits significantly above fair value, which is assessed at €173,959. This results in an overpricing of €141,041 (44.8%).
Fair value modelled at €173,959 from the area baseline, adjusted for condition and location. Asking €315,000 sits €141,041 (44.8%) above — overpriced versus fair value.
Asking €315,000 versus the rua Magalhães Lima area baseline of €257,232 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 88 · Room dimensions 87). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Magalhães Lima
Area baseline €257,232 + condition +€11,500 + location +€16,363 = modelled fair value of €173,959 (€1,891/m²), a €141,041 (44.8%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Magalhães Lima | Subject | €315,000 | €3,424 | — | 80 | 78 |
| rua Luís de Camões | Active | €279,500 | €3,213 | 6.2% | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 0.4% | 80 | 76 |
| Amora · 9375bb | Active | €325,000 | €4,514 | 31.8% | 80 | 75 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 5.5% | 82 | 76 |
| Median comp | €289,250 | €3,524 | 2.9% | 80 | 76 |
Long-term rental The 2-bed apartment in Amora, Seixal is priced at €315,000, which is 44.8% above its fair value of €173,959, indicating that it is not an attractive option for long-term rental investments. With a gross yield of only 2.9%, the financial return does not justify the elevated purchase price. Buy-and-hold Investing in this property as a buy-and-hold strategy would not be advisable, given its significant overpricing relative to its fair value of €173,959. The 2.9% yield does not meet the potential long-term wealth preservation or appreciation objectives typically sought in a buy-and-hold strategy. Family rental While the property in Amora could suit a family rent scenario with a decent condition rating of 85/100, the listing price of €315,000 severely limits its appeal, given it is overpriced by 44.8% compared to its fair value. The yield of 2.9% does not provide sufficient financial incentive for families seeking rental accommodation.
Tenant turnover risk A tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could impact cash flow negatively if vacancies arise during leasing periods.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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