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 120 m² on the 3rd floor, built in 1993, energy rating A. Located on rua Infante Dom Augusto, 98, Amora parish, Seixal municipality, Setúbal district. Unique Feature: The apartment boasts an unobstructed view from the third floor, maximizing natural light and providing a pleasant ambiance throughout the living spaces.
The valuation. The asking price of €365,000 is significantly above the fair value of €228,252, representing a premium of €136,748 (37.5%). This property is clearly overpriced based on current market assessments.
Fair value modelled at €228,252 from the area baseline, adjusted for condition and location. Asking €365,000 sits €136,748 (37.5%) above — overpriced versus fair value.
Asking €365,000 versus the rua Infante Dom Augusto, 98 area baseline of €335,520 (€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 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 81/100 (Housing Market 75 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua Infante Dom Augusto, 98
Area baseline €335,520 + condition +€14,063 + location +€23,629 = modelled fair value of €228,252 (€1,902/m²), a €136,748 (37.5%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Infante Dom Augusto, 98 | Subject | €365,000 | €3,042 | — | 80 | 81 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9384c1 | Active | €565,000 | €2,811 | 7.6% | 80 | 68 |
| praceta Rodrigo Bessone de Bastos, 4 | Active | €360,000 | €3,000 | 1.4% | 75 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbde9 | Active | €590,000 | €4,720 | 55.2% | 75 | 72 |
| avenida Vasco da Gama, 30 | Active | €435,000 | €3,480 | 14.4% | 75 | 76 |
| Median comp | €500,000 | €3,240 | 6.5% | 75 | 72 |
Long-term rental The 4-bed apartment in Amora, listed at €365,000, is not considered an optimal investment due to its valuation gap of 37.5% from the fair value of €228,252. With a gross yield of only 3.7%, this property struggles to justify its current price in the long-term rental market. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given it is overpriced and reflects a fair value significantly lower than its listing price. The anticipated appreciation in a growing urban area may not compensate for the immediate mispricing reflected in its €365,000 listing. Family rental This property seems less ideal for family rental due to its inflated price, with a fair value of €228,252 indicating a significant overvaluation. While the neighborhood appeals to quality-seeking tenants, the high cost could deter potential long-term family renters looking for value options.
Economic downturn potential A minor economic downturn may impact tenant stability negatively, given the high economic stability score of 90, meaning even small fluctuations can affect tenant retention, particularly with a tenant stability score of 80.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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