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 72 m², energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a private balcony directly accessed from the kitchen, enhancing leisure space and offering unobstructed views that maximize natural light.
The valuation. The asking price of €310,000 is significantly above the fair value of €250,015, reflecting an overpricing of €59,985 or 24.0%. This disparity indicates that the property does not represent a good investment opportunity at its current listing.
Fair value modelled at €250,015 from 6 comparable sales in the area. Asking €310,000 sits €59,985 (24.0%) above — overpriced versus fair value.
Asking €310,000 versus the Amora, Seixal, Setúbal area baseline of €203,180 (€2,822/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €203,180, adjusted for condition and micro-location, gives a modelled fair value of €250,015 (€3,472/m²), a €59,985 (24.0%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · a79ec6 | Subject | €310,000 | €4,306 | — | 75 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · ba5996 | Active | €248,000 | €2,696 | 37.4% | 75 | 79 |
| Amora · f5ebbf | Active | €279,900 | €4,116 | 4.4% | 80 | 73 |
| avenida da Liberdade | Active | €275,000 | €3,667 | 14.8% | 73 | 73 |
| praceta Álvaro Cavalheiro, 4 | Active | €260,000 | €3,662 | 14.9% | 75 | 75 |
| Median comp | €267,500 | €3,665 | 14.9% | 75 | 74 |
Family rental The current listing price of €310,000 for this 2-bed apartment in Amora represents a 24.0% gap from its fair value of €250,015, making it difficult to justify for family rental purposes. With a gross yield of only 3.3% and a neighborhood rating of 74/100, the potential returns do not align with market expectations. Long-term rental At €310,000, the apartment exceeds fair value by 24.0%, which raises concerns about its suitability for long-term rental strategies. Given its gross yield of 3.3% and a condition score of 77/100, investors might find more value in alternatives that offer better financial metrics. Buy-and-hold The buy-and-hold strategy for this property appears less attractive, as it is priced 24.0% above fair value at €310,000. While the neighborhood has decent amenities and tenant quality, the gross yield of 3.3% suggests that the investment may not produce satisfactory returns over time.
Tenant turnover risk Tenant stability at 75/100 suggests a moderate risk of tenant turnover, which may lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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