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 100 m² on the 6th floor, built in 1987, energy rating C. Located on rua 25 de Abril, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes a closed balcony off the master bedroom, enhancing both privacy and living space in a vibrant community just minutes from public transport.
The valuation. The asking price of €319,000 is significantly above the fair value of €180,628, resulting in an overpricing of €138,372 (43.4%). This discrepancy indicates a challenging entry point for potential investors.
Fair value modelled at €180,628 from the area baseline, adjusted for condition and location. Asking €319,000 sits €138,372 (43.4%) above — overpriced versus fair value.
Asking €319,000 versus the rua 25 de Abril area baseline of €279,600 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 80 · Materials 75 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua 25 de Abril
Area baseline €279,600 + condition +€5,313 + location +€16,515 = modelled fair value of €180,628 (€1,806/m²), a €138,372 (43.4%) gap versus the €319,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril | Subject | €319,000 | €3,190 | — | 80 | 76 |
| rua Movimento das Forças Armadas | Active | €270,000 | €3,034 | 4.9% | 75 | 75 |
| rua 25 de Abril | Active | €319,000 | €3,038 | 4.8% | 75 | 76 |
| rua Ana de Castro Osório | Active | €263,000 | €3,131 | 1.9% | 72 | 76 |
| praceta Centro Columbófilo do Fogueteiro | Active | €260,000 | €3,421 | 7.2% | 70 | 75 |
| Median comp | €266,500 | €3,085 | 3.3% | 74 | 76 |
Long-term rental The 2-bed apartment in Amora is overpriced by 43.4%, which diminishes the potential for attractive long-term rental returns despite a gross yield of 3.4%. Given the local tenant quality and amenities, this property may not attract stable long-term tenants, affecting overall investment viability. Family rental As family rental properties often require certain locational advantages and affordability, the €319,000 listing price significantly exceeds its fair value, making it less appealing to potential family renters. The average yield of 3.4% coupled with above-market pricing signals a mismatch for families seeking budget-friendly housing options in the area. Buy-and-hold Investing in this Amora apartment as a buy-and-hold strategy may limit long-term profitability, especially given its valuation that's nearly 43.4% above fair value. While neighborhood amenities are decent, the gross yield of 3.4% does not compensate for the upfront cost, discouraging long-term investment commitment.
Economic Downturn Risk The property’s investment could be jeopardized by its moderate economic stability score of 75, indicating potential vulnerability to market fluctuations affecting rental income and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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