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 105 m² on the 5th floor, built in 1984, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment boasts a recently updated kitchen with high-end appliances and a spacious terrace perfect for outdoor relaxation, providing an ideal retreat within the urban setting.
The valuation. The asking price of €299,000 is positioned above fair value, which is calculated at €265,951, representing a discrepancy of €33,049 (12.4%). This valuation supports the verdict that the property is overpriced.
Fair value modelled at €265,951 from 6 comparable sales in the area. Asking €299,000 sits €33,049 (12.4%) above — overpriced versus fair value.
Asking €299,000 versus the Amora, Seixal, Setúbal area baseline of €207,753 (€1,979/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €207,753, adjusted for condition and micro-location, gives a modelled fair value of €265,951 (€2,533/m²), a €33,049 (12.4%) gap versus the €299,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · f5ebb5 | Subject | €299,000 | €2,848 | — | 74 | 75 |
| praceta 25 de Abril | Active | €299,000 | €3,215 | 12.9% | 74 | 73 |
| praceta Gregório Crispim Oliveira | Active | €243,000 | €2,292 | 19.5% | 75 | 79 |
| rua Doutor Emídio Guilherme Garcia Mendes, 12 | Active | €269,000 | €2,514 | 11.7% | 80 | 72 |
| Amora · 652f71 | Active | €305,000 | €2,850 | 0.1% | — | 72 |
| Median comp | €284,000 | €2,682 | 5.8% | 75 | 73 |
Long-term rental The current listing price of €299,000 exceeds the fair value of €265,951, indicating that the property is overpriced by 12.4%. While the gross yield of 4.4% is reasonable, the investment may not generate optimal returns due to the inflated purchase price. Family rental With a neighborhood rating of 75/100, this apartment could attract family tenants seeking proximity to Lisbon's amenities. However, the property’s 12.4% gap from fair value suggests that potential rental income may not justify the elevated acquisition cost. Buy-and-hold This property’s condition score of 76/100 offers decent living standards, but the listing price remains above fair value, making it a less attractive buy-and-hold opportunity. Investors may find the potential for appreciation diminished by the initial overvaluation of the asset.
Economic Dependence Risk The property may face economic volatility risk due to the economic stability score of 75/100, which indicates a moderate dependency on broader economic conditions that could impact tenant retention and rental income stability 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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