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 86 m², built in 1983, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment boasts a shared rooftop terrace that enhances city views and outdoor relaxation, while being centrally located, providing convenience for all daily needs.
The valuation. The asking price of €300,000 is significantly above the fair value of €265,559, indicating the property is overpriced by €34,441 (13.0%). This discrepancy suggests that negotiation will be critical for potential buyers.
Fair value modelled at €265,559 from 6 comparable sales in the area. Asking €300,000 sits €34,441 (13.0%) above — overpriced versus fair value.
Asking €300,000 versus the Amora, Seixal, Setúbal area baseline of €210,795 (€2,451/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €210,795, adjusted for condition and micro-location, gives a modelled fair value of €265,559 (€3,088/m²), a €34,441 (13.0%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 622a37 | Subject | €300,000 | €3,488 | — | 75 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4ba635 | Active | €300,000 | €3,333 | 4.4% | 82 | 75 |
| Amora · 82c7bb | Active | €310,000 | €3,229 | 7.4% | 78 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6a9191 | Active | €380,000 | €2,879 | 17.5% | 75 | 75 |
| rua General Humberto Delgado | Active | €285,000 | €2,591 | 25.7% | 85 | 75 |
| Median comp | €305,000 | €3,054 | 12.5% | 80 | 75 |
Long-term rental The property, while in a suburban location near Lisbon, is overpriced at €300,000 compared to a fair value of €265,559, resulting in a 13% gap. With a gross yield of only 3.8%, attracting long-term tenants may prove challenging given the high price point. Family rental Despite the property's respectable condition score of 79/100, its listing price of €300,000 overshadows the assessed fair value, making it overpriced. Families seeking rental options may find better value elsewhere given the limited yield and pricing. Buy-and-hold Investing in this property as a buy-and-hold strategy may not be advisable due to its current listing being 13% above fair value, indicating it is overpriced. This gap, combined with modest rental yield, suggests limited potential for capital appreciation in the near future.
Economic Dependence Risk: With an economic stability score of 80/100, there remains a notable risk if local economic conditions deteriorate, as this could impact tenant stability which is measured at 70/100, potentially leading to increased vacancy rates and loss of rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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