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, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. The apartment features a winter garden-style closed balcony that provides versatile use as an office or reading space, enhancing its overall functionality and appeal.
The valuation. The asking price of €365,000 sits significantly above the fair value of €224,616, indicating an overpricing of €140,384 (38.5%). This pricing structure raises concerns for potential investors seeking value. Buy-to-flip angle. A buy-and-flip strategy may be challenging, as the current market valuation suggests limited profit potential post-renovation, given the property's already upscale conditions and high asking price. Buy-to-let angle. With an estimated monthly rental income of €1,125, the gross yield of 3.7% may not be sufficient for robust real estate investment, especially considering the property’s overvaluation.
Fair value modelled at €224,616 from the area baseline, adjusted for condition and location. Asking €365,000 sits €140,384 (38.5%) above — overpriced versus fair value.
Asking €365,000 versus the Amora, Seixal, Setúbal area baseline of €335,520 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 88 · Materials 83 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 80 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €335,520 + condition +€15,000 + location +€19,056 = modelled fair value of €224,616 (€1,872/m²), a €140,384 (38.5%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · be95f4 | Subject | €365,000 | €3,042 | — | 88 | 75 |
| avenida Afonso Costa, 19 | Active | €285,000 | €2,794 | 8.1% | 82 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4d4691 | Active | €370,000 | €3,364 | 10.6% | 75 | 71 |
| rua de Mansabá S / N | Active | €319,900 | €3,136 | 3.1% | 80 | 73 |
| rua Nicolau Tolentino | Active | €358,000 | €3,891 | 27.9% | 80 | 78 |
| Median comp | €338,950 | €3,250 | 6.8% | 80 | 72 |
Long-term rental The property’s asking price of €365,000 represents a substantial 38.5% premium over its fair value of €224,616, indicating it is overpriced. With a gross yield of 3.7%, the return on investment is not competitive given the higher entry cost. Family rental This 4-bed apartment could appeal to families due to its size and proximity to Lisbon, yet the current listing price of €365,000 is significantly above the fair valuation of €224,616, making it overpriced. The yield of 3.7% does not justify the elevated purchase price, reducing its attractiveness for long-term rental. Buy-and-hold While the location offers potential for appreciation given its suburban setting near Lisbon, the property’s current price of €365,000 is 38.5% higher than its fair value of €224,616, categorizing it as overpriced. The anticipated yield of 3.7% suggests that the investment may not deliver satisfactory returns relative to its high purchase cost.
Potential Tenant Turnover Tenants may be more uncertain with a stability score of 70/100, leading to increased turnover and associated costs in filling vacancies or maintaining rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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