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 72 m² on the 1st floor, built in 1981, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment benefits from double-fronted design ensuring ample natural light throughout the day, and its proximity to the José Saramago Cultural Center enhances community engagement opportunities.
The valuation. The asking price of €240,000 is significantly above the fair value of €98,207, representing an overvaluation of €141,793 (59.1%). This property cannot be considered a viable investment at its current price point.
Fair value modelled at €98,207 from the area baseline, adjusted for condition and location. Asking €240,000 sits €141,793 (59.1%) above — overpriced versus fair value.
Asking €240,000 versus the Amora, Seixal, Setúbal area baseline of €201,312 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 51/100 (Condition 48 · Materials 55 · Room dimensions 55). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €201,312 + condition -€27,563 + location +€11,434 = modelled fair value of €98,207 (€1,364/m²), a €141,793 (59.1%) gap versus the €240,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 483b3d | Subject | €240,000 | €3,333 | — | 48 | 75 |
| travessa António Aleixo | Active | €330,000 | €4,400 | 32.0% | 60 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 93732b | Active | €229,000 | €3,470 | 4.1% | 55 | 71 |
| avenida Afonso Costa, 29 | Active | €250,000 | €3,289 | 1.3% | 65 | 72 |
| rua Gil Vicente | Active | €265,000 | €2,944 | 11.7% | 40 | 69 |
| Median comp | €257,500 | €3,380 | 1.4% | 58 | 71 |
Long-term rental This 2-bed apartment in Amora is not an attractive option for long-term rental given its 59.1% gap from fair value, indicating it is overpriced at €240,000. Even with a gross yield of 4%, the financials do not justify the elevated purchase price relative to its fair value of €98,207. Family rental With a fair value significantly lower than the listing price, the apartment is overpriced for family rental purposes, pushing affordability concerns to the forefront. Potential tenants may prioritize properties that align more closely with their budget without sacrificing quality living space. Buy-and-hold Investing in this apartment as a buy-and-hold strategy is cautioned against due to its current listing price being 59.1% above fair value. This overvaluation raises significant questions about the future return on investment, especially in a suburban area where market competition could be stiff. Not ideal for: Luxury market, Short-term vacation rental, Student housing
Tenant turnover risk The combination of a tenant stability score of 70/100 and economic stability score of 75/100 indicates that there may be fluctuations in tenant retention, potentially impacting rental income predictability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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