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 130 m² on the 3rd floor, built in 1992, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment benefits from an extensive renovation, showcasing high-quality materials and a heat recovery system that enhances energy efficiency in this modern living space.
The valuation. The asking price of €365,000 exceeds the fair value of €231,460 by €133,540, or 36.6%. This valuation indicates that the property is overpriced and may not provide a suitable return on investment.
Fair value modelled at €231,460 from the area baseline, adjusted for condition and location. Asking €365,000 sits €133,540 (36.6%) above — overpriced versus fair value.
Asking €365,000 versus the Amora, Seixal, Setúbal area baseline of €363,480 (€2,796/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 77 · Materials 85 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 68/100 (Housing Market 75 · Amenities 60 · Economic 70 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €363,480 + condition +€10,156 + location +€14,864 = modelled fair value of €231,460 (€1,780/m²), a €133,540 (36.6%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · fe6391 | Subject | €365,000 | €2,808 | — | 77 | 68 |
| rua Infante Dom Augusto | Active | €365,000 | €2,897 | 3.2% | 78 | 71 |
| Amora · da46da | Active | €365,000 | €3,017 | 7.4% | 77 | 71 |
| Amora · be95f0 | Active | €365,000 | €3,042 | 8.3% | 80 | 74 |
| rua Infante Dom Augusto, 98 | Active | €365,000 | €2,897 | 3.2% | 75 | 76 |
| Median comp | €365,000 | €2,957 | 5.3% | 78 | 73 |
Long-term rental Given the apartment's current listing price of €365,000, it is overpriced compared to the fair value of €231,460, resulting in a significant gap of 36.6%. The gross yield of 3.8% suggests that, while the property may generate some income, investing at this price level is unlikely to provide satisfactory returns in the long term. Family rental The property’s condition rating of 80/100 indicates decent livability for families, yet at a purchase price that exceeds fair value, it poses a risk for long-term investment. Coupled with a neighbourhood score of 68/100, the opportunity for family rentals may not justify the inflated costs. Buy-and-hold While the proximity to Lisbon could offer some economic benefits, the apartment's overvaluation at €365,000 compared to a fair value of €231,460 detracts from its attractiveness for a buy-and-hold strategy. An anticipated yield of 3.8% does not sufficiently compensate for the considerable gap in value, making it a less favorable investment choice overall.
Economic Vulnerability The economic stability score of 70/100 suggests potential volatility, which could impact tenant retention given the lower tenant stability score of 65/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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