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 90 m² on the 2nd floor, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a private balcony with unobstructed views, enhancing natural light and outdoor enjoyment, complementing its modern interior finishes.
The valuation. The asking price of €279,000 sits €50,463 (22.1%) above the fair value of €228,537, indicating that this property is overpriced. This disparity should be carefully considered by prospective buyers.
Fair value modelled at €228,537 from 6 comparable sales in the area. Asking €279,000 sits €50,463 (22.1%) above — overpriced versus fair value.
Asking €279,000 versus the Amora, Seixal, Setúbal area baseline of €191,926 (€2,133/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €191,926, adjusted for condition and micro-location, gives a modelled fair value of €228,537 (€2,539/m²), a €50,463 (22.1%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 4a433b | Subject | €279,000 | €3,100 | — | 72 | 73 |
| avenida Vasco da Gama, 25 | Active | €370,000 | €2,552 | 17.7% | 72 | 79 |
| rua Sociedade Musical, 5 | Active | €265,000 | €2,944 | 5.0% | 74 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 1f3639 | Active | €239,900 | €3,427 | 10.6% | 65 | 71 |
| rua Ilha de Santa Maria, 4 | Active | €225,000 | €2,206 | 28.8% | 62 | 79 |
| Median comp | €252,450 | €2,748 | 11.4% | 69 | 78 |
Long-term rental The current asking price of €279,000 is 22.1% higher than the fair value of €228,537, indicating that the property is overpriced for long-term rental opportunities. With a gross yield of only 3.5%, the return on investment is limited, making it less appealing for sustained rental revenue. Family rental Given the proximity to Lisbon and a decent neighbourhood score of 73/100, the apartment may attract families seeking suburban living; however, at €279,000, it is overpriced compared to its fair value of €228,537. The gross yield of 3.5% suggests that the potential rental income may not justify the expensive price point for family renters. Buy-and-hold The market conditions suggest that holding this investment at an acquisition price of €279,000 is not advantageous, given it is priced 22.1% above the fair value of €228,537. The relatively low yield of 3.5% may impede cash flow, making this buy-and-hold strategy less attractive in the long term.
Economic Volatility Risk The economic stability score of 70/100 indicates potential fluctuations in the local economy, which may impact the rental income and property value over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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