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 house of 185 m², built in 1987, energy rating C. Located on rua dos Sobreiros, Amora parish, Seixal municipality, Setúbal district. Noteworthy features: This property includes a well-designed barbecue area in the garden, perfect for entertaining, and a spacious attic offering versatile usage options, enhancing overall functionality.
The valuation. The asking price of €495,000 sits €29,500 or 6.3% above the fair value of €465,500, indicating that the property is priced at a fair level. This alignment suggests a reasonable market condition without significant concern for overvaluation.
Fair value modelled at €465,500 from 6 comparable sales in the area. Asking €495,000 sits €29,500 (6.3%) above — overpriced versus fair value.
Asking €495,000 versus the rua dos Sobreiros area baseline of €351,390 (€1,899/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €351,390, adjusted for condition and micro-location, gives a modelled fair value of €465,500 (€2,516/m²), a €29,500 (6.3%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Sobreiros | Subject | €495,000 | €2,676 | — | 74 | 75 |
| rua Cipriano Dourado, 5 | Active | €650,000 | €2,600 | 2.8% | 63 | 73 |
| rua dos Malmequeres, 12 | Active | €610,000 | €2,103 | 21.4% | 72 | 75 |
| Amora · 9569d1 | Active | €370,000 | €1,652 | 38.3% | 74 | 78 |
| Corroios · 4392a7 | Active | €540,000 | €2,432 | 9.1% | 74 | 80 |
| Median comp | €575,000 | €2,268 | 15.3% | 73 | 77 |
Long-term rental The 3-bed house in Amora, Seixal is suitable for long-term rental, as it offers a 4% gross yield, aligning well with standard rental market expectations. Its fair value of €465,500 suggests stable rental income potential without overcommitment of resources. Family rental This property meets the needs of family rentals, evidenced by its good condition score of 77/100 and a neighborhood score of 75/100, which indicates a suitable living environment for families. The proximity to Lisbon further enhances its attractiveness to families seeking accommodation within reach of the capital. Buy-and-hold The investment proposition for a buy-and-hold strategy in this property is strengthened by its relatively stable valuation at €495,000 compared to its fair value of €465,500, allowing for potential appreciation in a growing area. Given the property's solid condition and fair yield, it presents a reasonable long-term addition to any portfolio. Not ideal for luxury market Given the property’s fair condition rating and the local market dynamics, it does not align with the luxury market's expectations. The pricing and features suggest a focus on affordability rather than luxury appeal. Not ideal for short-term vacation rental The property’s structure and neighborhood characteristics make it less favorable for a short-term vacation rental strategy, as its yield is more aligned with long-term stability rather than transient rental income. With a fair value that reflects steady housing rather than premium vacation rates, it would likely underperform in this sector. Not ideal for student housing The general appeal of the property does not cater specifically to the student housing market, where proximity to universities and nightlife tends to drive value. Although the property is adequately situated near Lisbon, the family-oriented features may not attract the typical student demographic.
Tenant turnover risk The Tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and related costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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