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, 2-bathroom apartment of 82 m² on the 4th floor, built in 2004, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. This apartment features a private balcony overlooking green spaces, enhancing outdoor living despite its urban location.
The valuation. The asking price of €390,000 is significantly higher than the fair value of €278,219, a difference of €111,781 (40.2%). This property is thus considered overpriced in the current market context.
Fair value modelled at €278,219 from 6 comparable sales in the area. Asking €390,000 sits €111,781 (40.2%) above — overpriced versus fair value.
Asking €390,000 versus the Amora, Seixal, Setúbal area baseline of €227,347 (€2,773/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €227,347, adjusted for condition and micro-location, gives a modelled fair value of €278,219 (€3,393/m²), a €111,781 (40.2%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 89e6e9 | Subject | €390,000 | €4,756 | — | 76 | 79 |
| rua Ermelinda Belo | Active | €430,000 | €3,386 | 28.8% | 75 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6d5532 | Active | €375,000 | €2,885 | 39.3% | 76 | 72 |
| Amora · f365b4 | Active | €319,500 | €3,631 | 23.7% | 75 | 70 |
| estrada da Ameixoeira | Active | €450,000 | €4,891 | 2.8% | 70 | 63 |
| Median comp | €402,500 | €3,509 | 26.2% | 75 | 71 |
Long-term rental While the location offers decent infrastructure and amenities, the property is overpriced at €390,000 compared to the fair value of €278,219, resulting in a significant 40.2% gap. The low yield of 2.9% further diminishes the attractiveness of this long-term rental strategy. Family rental The family rental market may benefit from the suburban setting and access to local schools; however, with a fair value of €278,219, the current listing price indicates it is overpriced. Families are likely to seek better value for their housing investments, which makes this option less appealing. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable, given its valuation of €390,000, significantly above the fair value of €278,219. The potential for appreciation in a market where the property is clearly priced above its fair market value is limited, making this a high-risk investment choice.
Tenant turnover risk The tenant stability score of 75/100 indicates a moderate risk of turnover, which may lead to increased vacancy periods and higher costs in tenant acquisition and property management.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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