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 90 m² on the 3rd floor, built in 1994, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment includes two balconies that enhance outdoor living space and two storage rooms, significantly increasing versatility and organization within the home.
The valuation. The asking price of €280,000 is significantly above fair value, which sits at €149,600, making this property overpriced by €130,400 (46.6%). Buy-to-flip angle. Given the current condition and market dynamics, a buy-to-flip strategy seems unfeasible with a potential resale unlikely to cover the initial investment. Buy-to-let angle. The estimated rental income of €887/month generates a gross yield of 3.8%, offering steady cash flow but below optimal investment returns in the area.
Fair value modelled at €149,600 from the area baseline, adjusted for condition and location. Asking €280,000 sits €130,400 (46.6%) above — overpriced versus fair value.
Asking €280,000 versus the Amora, Seixal, Setúbal area baseline of €251,640 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 67 · Materials 72 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 73/100 (Housing Market 78 · Amenities 70 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €251,640 + condition -€6,469 + location +€13,149 = modelled fair value of €149,600 (€1,662/m²), a €130,400 (46.6%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 911797 | Subject | €280,000 | €3,111 | — | 67 | 73 |
| avenida 1º de Dezembro | Active | €249,900 | €3,423 | 10.0% | 72 | 61 |
| Amora · 6c7c13 | Active | €270,000 | €3,140 | 0.9% | 72 | 77 |
| rua Licínio Laranjeira, 3 | Active | €240,000 | €3,333 | 7.1% | 70 | 66 |
| rua Luís de Camões | Active | €299,000 | €3,437 | 10.5% | 75 | 76 |
| Median comp | €259,950 | €3,378 | 8.6% | 72 | 71 |
Long-term rental Investing in this property for long-term rental is not ideal as it is overpriced by 46.6% compared to its fair value of €149,600, leading to a lower potential return despite a gross yield of 3.8%. The property’s condition rating of 70/100 and the neighbourhood rating of 73/100 further suggest that this investment may not yield the desired financial benefits over time. Buy-and-hold The buy-and-hold strategy is also questionable given the property’s overpriced listing at €280,000 versus a fair value of €149,600, creating a significant gap likely to hinder appreciation. With a gross yield of only 3.8%, the potential for profitable long-term growth is diminished in a market where the proximity to Lisbon does not compensate for the high entry cost.
Potential Economic Decline The economic stability score of 65 indicates a moderate risk of economic downturn which could negatively impact property value and tenant occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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