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 99 m² on the 3rd floor, built in 1983, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. The apartment features two balconies that enhance natural light and outdoor space, while its top-floor location ensures a peaceful living environment away from street noise.
The valuation. The asking price of €289,000 is above the fair value of €268,160 by €20,840 (7.8%). Verdict: fair.
Fair value modelled at €268,160 from 6 comparable sales in the area. Asking €289,000 sits €20,840 (7.8%) above — overpriced versus fair value.
Asking €289,000 versus the Amora, Seixal, Setúbal area baseline of €234,654 (€2,370/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is below the parish average, reducing 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 €234,654, adjusted for condition and micro-location, gives a modelled fair value of €268,160 (€2,709/m²), a €20,840 (7.8%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 190793 | Subject | €289,000 | €2,919 | — | 68 | 79 |
| rua Viana da Mota, 7 | Active | €300,000 | €2,542 | 12.9% | 65 | 75 |
| rua João Martins Bandeira | Active | €245,000 | €2,500 | 14.4% | 70 | 74 |
| rua Fonte da Contenda | Active | €331,500 | €2,908 | 0.4% | 72 | 69 |
| avenida 25 de Abril | Active | €255,000 | €1,947 | 33.3% | 58 | 68 |
| Median comp | €277,500 | €2,521 | 13.6% | 68 | 72 |
Long-term rental The property has a fair value of €268,160, making it viable for long-term rental given the 4.2% gross yield. The neighbourhood's quality rating of 79/100 supports sustained demand from tenants in suburban Lisbon. Family rental At €289,000, this 3-bed apartment aligns well with the family demographic, particularly with its solid neighbourhood rating and proximity to Lisbon's employment hubs. The fair value indicates the property will likely attract long-term residents seeking stability and community amenities. Buy-and-hold While the property is listed at €289,000, it remains a fair investment for a buy-and-hold strategy due to its 4.2% yield and strong neighbourhood ratings. The growing demand in suburban Lisbon, combined with a fair market assessment, suggests potential for steady appreciation over time.
Tenant Retention Risk With a tenant stability score of 75/100, there is a notable risk that higher turnover could occur, affecting rental income and incurring additional 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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