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.
3-bedroom, 2-bathroom apartment of 87 m² on the 4th floor, built in 1979, energy rating E. Located on praceta do Lobito, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment benefits from excellent sun exposure, providing a bright living space, and is situated on the 4th floor, enhancing its views despite the absence of an elevator.
The valuation. The asking price of €199,900 sits €14,767 (6.9%) below the fair value of €214,667, indicating that the property is priced fairly relative to its market worth. This suggests a reasonable entry point for potential investors.
Fair value modelled at €214,667 from 6 comparable sales in the area. Asking €199,900 sits €14,767 (6.9%) below — the upside to fair value.
Asking €199,900 versus the praceta do Lobito area baseline of €208,396 (€2,395/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 52/100 is below the parish average, reducing 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 €208,396, adjusted for condition and micro-location, gives a modelled fair value of €214,667 (€2,467/m²), a €14,767 (6.9%) gap versus the €199,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta do Lobito | Subject | €199,900 | €2,298 | — | 54 | 76 |
| Corroios · 82c779 | Active | €320,000 | €1,608 | 30.0% | 60 | 72 |
| rua Conde Castelo Melhor | Active | €230,000 | €2,584 | 12.5% | 68 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ffc2 | Active | €265,000 | €2,409 | 4.8% | 45 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0901ad | Active | €245,000 | €2,526 | 9.9% | 52 | 67 |
| Median comp | €255,000 | €2,468 | 7.4% | 56 | 72 |
Long-term rental The property offers a gross yield of 4.8%, which is fairly attractive for long-term investors seeking stability in rental income. Given the quality of the neighbourhood rating at 76/100, this property can ensure consistent demand from tenants, contributing to reliable cash flow. Family rental With a spacious 87m² layout and its proximity to Lisbon, the property is suitable for families looking for practical living options while enjoying urban amenities. The fair value assessment suggests that while it is not a bargain, it remains an appropriate choice for family rentals due to decent school options and a secure environment. Buy-and-hold The property is positioned in a promising area with a moderate gap relative to fair market value, indicating that it may hold its value well over time. While the condition score of 52/100 suggests some potential for improvement, the long-term appreciation prospects in the context of rising suburban interest near Lisbon make it a reasonable buy-and-hold investment despite not being a steal.
Tenant turnover risk Higher tenant turnover may occur since the tenant stability score is 70/100, potentially leading to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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