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, 1-bathroom apartment of 89 m² on the 1st floor, built in 1986, energy rating C. Located on rua Cipriano Dourado S / N, Amora parish, Seixal municipality, Setúbal district. Highlights: This apartment features excellent natural light from two front-facing orientations and two balconies, enhancing its spacious feel and potential for both living and investment opportunities.
The valuation. The asking price of €287,000 is significantly above the fair value of €243,088, representing an overpriced situation of €43,912 (18.1%). This discrepancy suggests that the property may not offer favorable terms for buyers.
Fair value modelled at €243,088 from 6 comparable sales in the area. Asking €287,000 sits €43,912 (18.1%) above — overpriced versus fair value.
Asking €287,000 versus the rua Cipriano Dourado S / N area baseline of €219,942 (€2,471/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €219,942, adjusted for condition and micro-location, gives a modelled fair value of €243,088 (€2,731/m²), a €43,912 (18.1%) gap versus the €287,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cipriano Dourado S / N | Subject | €287,000 | €3,225 | — | 62 | 77 |
| rua D. Branca Saraiva de Carvalho, 12 | Active | €235,000 | €2,527 | 21.6% | 55 | 71 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6273fd | Active | €256,000 | €3,413 | 5.8% | 60 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40a7f | Active | €265,000 | €2,524 | 21.7% | — | 73 |
| praceta Cidade de Lagos | Active | €230,000 | €2,473 | 23.3% | — | 81 |
| Median comp | €245,500 | €2,526 | 21.7% | 58 | 73 |
Long-term rental The property is overpriced by 18.1%, making it a less attractive option for long-term rental strategies as it may impact cash flow and return on investment. With a gross yield of only 4.1% and a condition rating of 61/100, securing quality tenants could be challenging in the current market. Buy-and-hold Given its estimated fair value of €243,088, purchasing this property at the listing price of €287,000 could hinder potential capital appreciation over time. The suburban location within Greater Lisbon offers some advantages, but the gap to fair value suggests inadequate upside for a buy-and-hold strategy. Family rental While the neighbourhood rating is a decent 77/100, the significant premium over fair value indicates that the property is not an optimal choice for family rentals. The current condition score of 61/100 may further complicate attracting families to this unit, limiting rental potential in a competitive market.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 75/100, potentially leading to increased vacancy rates and costs associated with finding new tenants.
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