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 on rua Infante Dom Augusto, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment boasts a cozy fireplace in the expansive open-plan living room and exclusive balcony access from one of the generously-sized bedrooms, enhancing comfort and privacy.
The valuation. The asking price of €345,000 is significantly above the fair value of €294,125, indicating an overpriced situation by €50,875, which equates to 17.3%. Buy-to-flip angle. A resale strategy could target a quick transformation of the property, capitalizing on its high-quality finishes to appeal to buyers looking for modern, upgraded accommodations. Buy-to-let angle. With an estimated rental income of €1,121/month, the property offers a modest gross yield of 3.9%, making it suitable for long-term family rentals in a suburban setting.
Fair value modelled at €294,125 from 6 comparable sales in the area. Asking €345,000 sits €50,875 (17.3%) above — overpriced versus fair value.
Asking €345,000 versus the rua Infante Dom Augusto area baseline of €205,789 (€1,715/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €205,789, adjusted for condition and micro-location, gives a modelled fair value of €294,125 (€2,451/m²), a €50,875 (17.3%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Infante Dom Augusto | Subject | €345,000 | €2,875 | — | 80 | 75 |
| Amora · 225bf8 | Active | €365,000 | €1,952 | 32.1% | 78 | 75 |
| Amora · 1f36f8 | Active | €365,000 | €2,897 | 0.8% | 82 | 82 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 25f8b9 | Active | €480,000 | €2,388 | 16.9% | 75 | 73 |
| rua Doutor Emídio Guilherme Garcia Mendes, 12 | Active | €269,000 | €2,514 | 12.6% | 80 | 72 |
| Median comp | €365,000 | €2,451 | 14.7% | 79 | 74 |
Long-term rental Given the average yield of 3.9% gross, the property presents a modest rental income perspective, making it less attractive for long-term investors. Furthermore, considering the 17.3% gap above its fair value of €294,125, this property is overpriced for sustained rental returns. Family rental While the apartment's size is suitable for families, the 81/100 condition rating and 75/100 neighbourhood score do not sufficiently compensate for its overpriced listing. Families seeking quality living may be deterred by the significant gap to fair value and average amenities. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to the 17.3% overpricing compared to its fair value assessment. The market conditions and the apartment's current rating suggest that long-term appreciation is unlikely to yield satisfactory returns for investors. Not ideal for luxury market The property lacks the luxury qualities desired by high-end buyers, evidenced by its average neighbourhood rating and overall condition. As such, this listing does not align with the expectations of the luxury market. Not ideal for short-term rental This apartment's location and condition do not meet the typical standards required for successful short-term rental opportunities. With the current glaring price overestimation, the risks in securing adequate short-term occupancy are significantly heightened. Not ideal for student housing The surrounding amenities and perceived tenant quality are not conducive to attracting students, limiting its suitability for student housing. Coupled with the overpriced nature of the apartment, this strategy is unlikely to provide a reliable occupancy rate to justify the investment.
Potential Tenant Turnover Risk The tenant stability score of 70/100 suggests the potential for higher tenant turnover, which could lead to increased vacancies and associated costs.
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