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 80 m², built in 1983, energy rating E. Located on rua dos Foros de Amora, 13, Amora parish, Seixal municipality, Setúbal district. Noteworthy Feature: This apartment includes a fully remodeled kitchen equipped with modern appliances and new plumbing, enhancing both functionality and aesthetic appeal for culinary enthusiasts.
The valuation. The asking price of €270,000 is significantly above the fair value of €147,752, exceeding it by €122,248 or 45.3%. This indicates that the property is overpriced.
Fair value modelled at €147,752 from the area baseline, adjusted for condition and location. Asking €270,000 sits €122,248 (45.3%) above — overpriced versus fair value.
Asking €270,000 versus the rua dos Foros de Amora, 13 area baseline of €223,680 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Foros de Amora, 13
Area baseline €223,680 + condition +€7,500 + location +€13,212 = modelled fair value of €147,752 (€1,847/m²), a €122,248 (45.3%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Foros de Amora, 13 | Subject | €270,000 | €3,375 | — | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · b7c25f | Active | €330,000 | €3,667 | 8.6% | 75 | 73 |
| rua de Brasília | Active | €220,000 | €3,014 | 10.7% | 80 | 69 |
| rua Ilha das Flores S / N | Active | €289,000 | €4,129 | 22.3% | 75 | 73 |
| Amora · d7a44a | Active | €290,000 | €3,537 | 4.8% | 80 | 77 |
| Median comp | €289,500 | €3,602 | 6.7% | 78 | 73 |
Long-term rental The 2-bed apartment in Amora, Seixal is overpriced at €270,000, equating to a 45.3% gap compared to its fair value of €147,752. The gross yield of 3.8% indicates that it may struggle to generate attractive returns for long-term rental investors. Family rental While the apartment is situated in a suburban area with access to essential city amenities, its valuation of €270,000 is significantly above the fair value, marking a 45.3% premium. This high price point may deter potential family tenants looking for value in their living arrangements. Buy-and-hold The price of €270,000 for the apartment represents a significant overestimation, sitting 45.3% above its fair value of €147,752. As a buy-and-hold investment, the expected returns may not justify the initial outlay given the current market conditions. Short-term vacation rental The property’s pricing at €270,000 makes it an unappealing option for short-term vacation rentals, as it is far above its fair value. Additionally, the suburban environment may limit demand from tourists seeking accommodation near major attractions. Student housing Valued at €270,000, the apartment is not well-positioned for student housing investments due to its significant overvaluation at 45.3% above fair value. The lack of proximity to major educational institutions may further reduce its appeal for this demographic.
Economic downturn risk A significant economic downturn could negatively impact tenant stability since it is currently rated at 70/100, suggesting potential vulnerability to market fluctuations.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
