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 68 m² on the 3rd floor, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The semi-equipped kitchen and renovated bathroom enhance practical living, while air conditioning in both bedrooms ensures year-round comfort in this well-located apartment.
The valuation. The asking price of €279,900 stands €57,395 (25.8%) above the fair value of €222,505, suggesting the property is overpriced. Such a disparity requires careful consideration before proceeding with any investment decisions.
Fair value modelled at €222,505 from 6 comparable sales in the area. Asking €279,900 sits €57,395 (25.8%) above — overpriced versus fair value.
Asking €279,900 versus the Amora, Seixal, Setúbal area baseline of €182,502 (€2,684/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 €182,502, adjusted for condition and micro-location, gives a modelled fair value of €222,505 (€3,272/m²), a €57,395 (25.8%) gap versus the €279,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · f5ebbf | Subject | €279,900 | €4,116 | — | 80 | 73 |
| praceta José António Aleixo S / N | Active | €249,500 | €3,283 | 20.2% | 75 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 34.5% | 75 | 79 |
| Amora · ba3c6e | Active | €260,000 | €3,171 | 23.0% | 80 | 74 |
| avenida da Liberdade | Active | €275,000 | €3,667 | 10.9% | 73 | 73 |
| Median comp | €254,750 | €3,227 | 21.6% | 75 | 75 |
Long-term rental The 2-bed apartment in Amora, listed at €279,900, is overpriced compared to the fair value of €222,505, resulting in a significant 25.8% gap. Despite its decent condition of 78/100, the 3.6% gross yield does not justify the investment at this price point. Family rental Given the proximity to Lisbon and reliable transit links, the apartment could attract families looking for more affordable housing options; however, its current listing price is still inflated at €279,900. Families typically seek good value, and with a fair value of €222,505, this property fails to meet that requirement, making it less appealing. Buy-and-hold With a fair value of €222,505, holding this property as a long-term asset may not yield the expected benefits, especially with its current pricing at €279,900. The combination of a 3.6% gross yield and high pricing positions this investment as unlikely to appreciated significantly over time, especially in an already competitive housing market.
Economic and Tenant Instability Risk With both economic and tenant stability scores at 70/100, there is a heightened risk of fluctuations in rental income and potential vacancies affecting cash flow.
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