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, Amora parish, Seixal municipality, Setúbal district. Unique Feature: The apartment includes a closed sunroom attached to one bedroom, perfect for a home office or additional storage, enhancing functional living space in a modern layout.
The valuation. The asking price of €365,000 is significantly above the fair value of €233,181, representing an overpricing of €131,819 (36.1%). This disparity indicates that the property is not a deal for prospective investors.
Fair value modelled at €233,181 from the area baseline, adjusted for condition and location. Asking €365,000 sits €131,819 (36.1%) above — overpriced versus fair value.
Asking €365,000 versus the rua Infante Dom Augusto area baseline of €349,500 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Infante Dom Augusto
Area baseline €349,500 + condition +€15,625 + location +€19,056 = modelled fair value of €233,181 (€1,865/m²), a €131,819 (36.1%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Infante Dom Augusto | Subject | €365,000 | €2,920 | — | 80 | 74 |
| 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 |
Long-term rental This property is overpriced at €365,000 compared to a fair value of €233,181, creating a 36.1% gap. With a gross yield of 3.8%, it does not sufficiently produce returns to justify the above-market pricing for long-term rental potential. Family rental Given its proximity to good transport links and suburban amenities, this 4-bed apartment could attract families; however, its price point remains a significant barrier. The disparity between the listing price and fair value suggests that families may seek more value in their housing decisions. Buy-and-hold While this property has the potential for appreciation in a decent-sized suburban market, its current price of €365,000 overshadows its fair value of €233,181. Investing in a buy-and-hold strategy is not recommended due to its overpriced status, limiting future profitability.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of higher tenant turnover, which can lead to increased vacancy rates and costs associated with re-leasing the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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