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 86 m², built in 1984, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Feature: The apartment features an enclosed balcony connected to the kitchen, providing additional usable space, and showcases completely unobstructed views that enhance the natural light throughout the day.
The valuation. The asking price of €270,000 is significantly above fair value, which sits at €142,583, making it overpriced by €127,417 (47.2%). This disparity suggests a lack of market alignment for potential buyers. Buy-to-flip angle. A resale strategy may involve renovations to enhance appeal, but given the current valuation, achieving a profitable quick flip could prove challenging due to the high initial investment. Buy-to-let angle. The estimated monthly rental income of €720 reflects a gross yield of 3.2%, attractive for long-term family rentals in a mixed neighborhood, although potential landlords should consider the higher purchase price against rental returns.
Fair value modelled at €142,583 from the area baseline, adjusted for condition and location. Asking €270,000 sits €127,417 (47.2%) above — overpriced versus fair value.
Asking €270,000 versus the Amora, Seixal, Setúbal area baseline of €240,456 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 72 · Materials 68 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €240,456 + condition -€8,734 + location +€14,749 = modelled fair value of €142,583 (€1,658/m²), a €127,417 (47.2%) gap versus the €270,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 6c7c13 | Subject | €270,000 | €3,140 | — | 72 | 77 |
| avenida 25 de Abril, 58 | Active | €266,500 | €3,553 | 13.2% | 68 | 76 |
| rua António Bandeira | Active | €225,000 | €2,922 | 6.9% | 68 | 73 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 9.5% | 75 | 76 |
| avenida Afonso Costa, 29 | Active | €250,000 | €3,289 | 4.8% | 65 | 72 |
| Median comp | €258,250 | €3,363 | 7.1% | 68 | 75 |
Long-term rental The 2-bed apartment in Amora, Seixal, is currently overpriced at €270,000 despite a fair value of only €142,583, indicating a significant 47.2% gap. With a gross yield of just 3.2%, the investment does not meet the criteria for a robust long-term rental opportunity. Family rental While the neighborhood is rated 77/100 and offers a suitable environment for family rentals, the property's 47.2% markup over fair value makes it a less attractive option. The discrepancy in pricing could limit the potential returns and affordability for family tenants seeking quality housing. Buy-and-hold Acquiring this property for a buy-and-hold strategy is not advisable given its current overpriced status, far above the assessed fair value. Although the condition rating of 69/100 suggests reasonable upkeep, the inflated price undermines long-term investment viability in the growing market of Amora, Seixal.
Economic downturn risk: With an economic stability score of 80, there is a moderate risk of economic fluctuations impacting rental income, particularly as tenant stability is at 75, indicating potential vulnerability to vacancy rates.
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