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 68 m², built in 1983, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The property boasts large windows that enhance natural light and a functional layout with potential for modern upgrades, appealing to both investors and future tenants.
The valuation. The asking price of €274,000 is significantly above the fair value of €114,519, representing an overpriced status at €159,481 (58.2%). This property does not present a justified investment opportunity based on its current evaluation.
Fair value modelled at €114,519 from the area baseline, adjusted for condition and location. Asking €274,000 sits €159,481 (58.2%) above — overpriced versus fair value.
Asking €274,000 versus the Amora, Seixal, Setúbal area baseline of €190,128 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 74 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 78 · Amenities 75 · Economic 72 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €190,128 + condition -€3,400 + location +€9,935 = modelled fair value of €114,519 (€1,684/m²), a €159,481 (58.2%) gap versus the €274,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 23f390 | Subject | €274,000 | €4,029 | — | 74 | 73 |
| Amora · 93747a | Active | €240,000 | €3,429 | 14.9% | 70 | 77 |
| avenida da Liberdade | Active | €275,000 | €3,667 | 9.0% | 73 | 73 |
| praceta Sampaio Bruno, 3 | Active | €290,000 | €3,625 | 10.0% | 70 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 33.1% | 75 | 79 |
| Median comp | €261,500 | €3,527 | 12.5% | 72 | 76 |
Long-term rental The property in Amora, Seixal, is priced at €274,000, significantly exceeding its fair value of €114,519, indicating that it is overpriced by 58.2%. With a gross yield of only 3.7%, the long-term rental strategy does not present an attractive opportunity in the current market. Buy-and-hold Given the significant gap between the listing price and the fair value, this property is overpriced at €274,000 compared to its fair value of €114,519. The low gross yield of 3.7% implies that a buy-and-hold strategy would not generate adequate returns over time. Family rental Although the property could potentially serve as a family rental, its listing price of €274,000 is notably higher than the fair value of €114,519, indicating it is overpriced by 58.2%. The gross yield of 3.7% further suggests that the investment may not yield favorable returns for families seeking long-term rentals.
Economic vulnerability With an economic stability score of 72, there may be potential fluctuations in local market conditions that could impact property value and rental income. Tenant turnover risk A tenant stability score of 65 indicates a likelihood of higher tenant turnover, which could lead to increased vacancy rates and additional costs for finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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