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 126 m² on the 3rd floor, built in 1993, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Feature: This apartment boasts a modern fireplace with heat recovery, enhancing energy efficiency while providing a cozy ambiance in the inviting living space.
The valuation. The asking price of €365,000 is significantly above fair value, which stands at €234,862, indicating the property is overpriced by €130,138 (35.7%). This disconnect suggests that investors should approach with caution.
Fair value modelled at €234,862 from the area baseline, adjusted for condition and location. Asking €365,000 sits €130,138 (35.7%) above — overpriced versus fair value.
Asking €365,000 versus the Amora, Seixal, Setúbal area baseline of €352,296 (€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 75/100 (Housing Market 80 · Amenities 75 · Economic 85 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €352,296 + condition +€14,766 + location +€20,009 = modelled fair value of €234,862 (€1,864/m²), a €130,138 (35.7%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · da461d | Subject | €365,000 | €2,897 | — | 80 | 75 |
| Amora · be95f4 | Active | €365,000 | €3,042 | 5.0% | 88 | 75 |
| Median comp | €365,000 | €3,042 | 5.0% | 88 | 75 |
Family rental The 4-bed apartment in Amora, Seixal, is currently overpriced by 35.7% compared to its fair value of €234,862, limiting its attractiveness for families seeking affordable options. Despite the property’s decent condition and proximity to Lisbon’s job market, the high price point diminishes potential family rental appeal. Long-term rental With a gross yield of only 4%, the 4-bed apartment fails to offer a competitive return for long-term rental investors given the significant gap from fair value. The suburban location near Lisbon does provide job market access, but the overpriced nature of this listing undermines its long-term rental potential. Buy-and-hold Investing in this 4-bed apartment as a buy-and-hold strategy is not advisable due to its 35.7% overvaluation, which may hinder long-term value appreciation. While the property is in a promising suburban area, the current price level raises concerns about future investment returns and growth potential.
Potential Tenant Turnover The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and potential loss of 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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