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.
2-bedroom, 1-bathroom apartment of 83 m² on the 6th floor, built in 2019, energy rating B. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The building includes two elevators and a large public parking lot directly in front, enhancing accessibility and convenience for residents and visitors alike.
The valuation. The asking price of €315,000 is positioned above the fair value of €288,933 by €26,067 (9.0%). This suggests the property is priced at a competitive level, reflective of the high-quality materials and finishes present.
Fair value modelled at €288,933 from 6 comparable sales in the area. Asking €315,000 sits €26,067 (9.0%) above — overpriced versus fair value.
Asking €315,000 versus the Amora, Seixal, Setúbal area baseline of €255,454 (€3,078/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €255,454, adjusted for condition and micro-location, gives a modelled fair value of €288,933 (€3,481/m²), a €26,067 (9.0%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 467f15 | Subject | €315,000 | €3,795 | — | 75 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 735649 | Active | €318,000 | €3,495 | 7.9% | 78 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 225c1e | Active | €430,000 | €2,739 | 27.8% | 75 | 70 |
| rua Ermelinda Belo | Active | €430,000 | €3,468 | 8.6% | 75 | 73 |
| Amora · 49b860 | Active | €425,000 | €3,664 | 3.5% | 75 | 71 |
| Median comp | €427,500 | €3,482 | 8.3% | 75 | 72 |
Long-term rental The 2-bed apartment in Amora, Seixal is positioned within a suburban area that has reliable amenities and demonstrates accessibility to employment opportunities in nearby Lisbon, supporting stable long-term rental demand. However, with a gross yield of only 3.1% and a fair value gap of 9.0%, investors may find limited upside in this investment, marking it as a fair opportunity in the current market. Family rental Given its proximity to quality schools and necessary services, the apartment is well-suited for families seeking long-term rental options in a suburban setting. While the fair market aligns closely with the listing price, the rental yield is modest, suggesting that while it caters well to family needs, it does not present an exceptional investment case. Buy-and-hold The buy-and-hold strategy for this property benefits from the area's growth trajectory and steady demand for residential apartments due to its accessibility to Lisbon and local amenities. Nonetheless, with a current valuation at fair price and limited yield potential, this strategy should appeal primarily to those looking for stable, rather than high-growth, ownership.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could affect cash flow and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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