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 70 m² on the 2nd floor. Located Amora parish, Seixal municipality, Setúbal district. Location: Just a short walk from the scenic riverside promenade, ideal for outdoor activities and commuting via the nearby train station. Condition: Well-maintained with functional spaces, though some finishes may need updating.
The valuation. The asking price of €265,000 is €24,330 (10.1%) above the fair value of €240,670, indicating that the property is fairly priced. This suggests a reasonable negotiation position for potential investors.
Fair value modelled at €240,670 from 6 comparable sales in the area. Asking €265,000 sits €24,330 (10.1%) above — overpriced versus fair value.
Asking €265,000 versus the Amora, Seixal, Setúbal area baseline of €219,513 (€3,136/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €219,513, adjusted for condition and micro-location, gives a modelled fair value of €240,670 (€3,438/m²), a €24,330 (10.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 3d962e | Subject | €265,000 | €3,786 | — | 65 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0900fc | Active | €215,000 | €3,583 | 5.3% | 65 | 73 |
| Amora · 1e6464 | Active | €249,000 | €4,446 | 17.5% | — | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b0b0 | Active | €279,900 | €3,293 | 13.0% | — | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6fbd23 | Active | €248,000 | €2,884 | 23.8% | 65 | 75 |
| Median comp | €248,500 | €3,438 | 9.2% | 65 | 72 |
Long-term rental The 2-bed apartment in Amora, Seixal offers a gross yield of 3.8%, which aligns well with the current market expectations for long-term rentals. However, with a fair value of €240,670 and a listing price of €265,000, the property is fairly priced, indicating moderate returns for investors. Family rental Given its suburban location near the Lisbon metro, this property is suitable for families seeking accessibility to greater employment opportunities. With a fair valuation compared to the asking price, it represents a balanced choice for family rentals without significant risk in investment returns. Buy-and-hold Investing in this property aligns with the buy-and-hold strategy, as the decent neighborhood rating of 72 suggests potential tenant stability over time. Nonetheless, at its current listing price, the property remains fairly valued, which limits immediate capital appreciation opportunities for long-term investors.
Economic and Tenant Stability Risk With both economic stability and tenant stability scores at 70/100, there is a moderate risk of financial instability affecting tenant retention and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
