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.
4-bedroom, 2-bathroom apartment of 125 m² on the 3rd floor, built in 1993, energy rating E. Located on rua Infante Dom Augusto, 98, Amora parish, Seixal municipality, Setúbal district. This apartment features a versatile sunroom that can be utilized as a home office or reading nook, enhancing its functional living space.
The valuation. The asking price of €365,000 exceeds the fair value of €233,975 by €131,025 (35.9%), indicating the property is overpriced. Buyers should exercise caution when considering such a significant premium over market expectations.
Fair value modelled at €233,975 from the area baseline, adjusted for condition and location. Asking €365,000 sits €131,025 (35.9%) above — overpriced versus fair value.
Asking €365,000 versus the rua Infante Dom Augusto, 98 area baseline of €349,500 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 80 · Materials 85 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Infante Dom Augusto, 98
Area baseline €349,500 + condition +€15,625 + location +€19,850 = modelled fair value of €233,975 (€1,872/m²), a €131,025 (35.9%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Infante Dom Augusto, 98 | Subject | €365,000 | €2,920 | — | 80 | 75 |
| avenida Afonso Costa, 19 | Active | €285,000 | €2,794 | 4.3% | 82 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4d4691 | Active | €370,000 | €3,364 | 15.2% | 75 | 71 |
| rua de Mansabá S / N | Active | €319,900 | €3,136 | 7.4% | 80 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9386b5 | Active | €315,000 | €3,000 | 2.7% | 77 | 74 |
| Median comp | €317,450 | €3,068 | 5.1% | 79 | 72 |
Family rental The property is not an attractive option for family rentals due to its overpriced listing of €365,000, which is 35.9% above the fair value of €233,975. With a gross yield of only 3.8% and a neighborhood rating of 75/100, prospective tenants may seek out more value-driven options in the market. Long-term rental Investing in this apartment for long-term rental presents a challenge given its current price, which exceeds fair market value by 35.9%. The gross yield of 3.8% does not justify the investment due to the potential for more competitive rental yields in the area. Buy-and-hold The buy-and-hold strategy is hindered by the property being listed at €365,000, significantly above the fair value of €233,975, marking a gap of 35.9%. While the location offers proximity to Lisbon, the return on investment is limited given the subdued yield of 3.8% and overall market conditions.
Economic Downturn Risk The economic stability score of 80/100 suggests a moderately strong economy, but combined with a tenant stability score of 70/100, there is a risk of potential tenant turnover during an economic downturn impacting rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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