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, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a gallery-style balcony off one bedroom, enhancing versatility as a potential home office or guest space, while a heat recovery system maintains comfort during colder months.
The valuation. The asking price of €365,000 is significantly above the fair value of €225,590, resulting in an overvaluation of €139,410 (38.2%). This property is overpriced for its current market conditions.
Fair value modelled at €225,590 from the area baseline, adjusted for condition and location. Asking €365,000 sits €139,410 (38.2%) 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 82/100 (Condition 80 · Materials 85 · Room dimensions 79). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 78/100 (Housing Market 80 · Amenities 75 · Economic 80 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Amora, Seixal, Setúbal
Area baseline €335,520 + condition +€13,687 + location +€21,343 = modelled fair value of €225,590 (€1,880/m²), a €139,410 (38.2%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · fe6417 | Subject | €365,000 | €3,042 | — | 80 | 78 |
| Amora · da461d | Active | €365,000 | €2,897 | 4.8% | 80 | 75 |
| rua Infante Dom Augusto, 98 | Active | €365,000 | €2,897 | 4.8% | 75 | 76 |
| rua Infante Dom Augusto | Active | €365,000 | €2,920 | 4.0% | 80 | 74 |
| rua Infante Dom Augusto, 98 | Active | €365,000 | €2,920 | 4.0% | 80 | 75 |
| Median comp | €365,000 | €2,909 | 4.4% | 80 | 75 |
Long-term rental The current listing price of €365,000 represents a substantial mark-up of 38.2% above its fair value of €225,590, indicating a significant affordability issue for potential long-term tenants. With a gross yield of only 3.7%, the property does not present a compelling case for long-term rental investment in the current market environment. Family rental While the property is well-rated in terms of condition and the suburban neighborhood offers a decent quality of life, its €365,000 price tag places it well above fair market value. Consequently, the high cost could limit access for families seeking affordable housing options in the area, making it a less attractive investment for family rentals. Buy-and-hold With a fair value of €225,590 and a listing price reflecting a 38.2% premium, this property is not an appealing buy-and-hold investment as its appreciation potential is undermined by overpricing. Investors can expect slower overall return growth due to the significant gap between its market price and fair value, which does not bode well for long-term capital gains.
Economic Vulnerability The economic stability score of 80/100 indicates a relatively healthy economy; however, the tenant stability score of 75/100 suggests a moderate risk of tenant turnover, which could impact 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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