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 75 m² on the 3rd floor, built in 1983, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. This apartment features a well-maintained communal area, fostering a strong sense of community while being just minutes away from key local amenities and transport links.
The valuation. The asking price of €275,000 sits €10,565 (4.0%) above the fair value of €264,435, indicating that the property is fairly priced. This evaluation suggests a positive balance between current market demands and property condition.
Fair value modelled at €264,435 from 6 comparable sales in the area. Asking €275,000 sits €10,565 (4.0%) above — overpriced versus fair value.
Asking €275,000 versus the Amora, Seixal, Setúbal area baseline of €207,957 (€2,773/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €207,957, adjusted for condition and micro-location, gives a modelled fair value of €264,435 (€3,526/m²), a €10,565 (4.0%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · efdd02 | Subject | €275,000 | €3,667 | — | 85 | 75 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 1.5% | 82 | 76 |
| rua de Cacine | Active | €304,500 | €4,614 | 25.8% | 80 | 75 |
| Amora · f35dba | Active | €265,000 | €2,978 | 18.8% | 74 | 69 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38ace5 | Active | €235,000 | €4,273 | 16.5% | 76 | 74 |
| Median comp | €262,500 | €3,942 | 7.5% | 78 | 75 |
Long-term rental The 2-bed apartment in Amora, with a fair value of €264,435, is priced at €275,000, indicating a 4.0% gap, which leads to a verdict of fair pricing. With a gross yield of 3% and decent neighborhood ratings, this property aligns well with long-term rental strategies in a suburban area favorable for families. Family rental Given its suburban characteristics and family-friendly profile, the property remains a suitable choice for family rentals despite being priced slightly above fair market value. The combination of a stable rental yield and a solid location near Lisbon enhances its desirability for families seeking long-term housing options. Buy-and-hold The Amora apartment, with a fair market value comparison revealing a slight premium, is positioned fairly for a buy-and-hold strategy, appealing in the growing suburban market near Lisbon. Its good condition and decent neighborhood ratings suggest potential for value appreciation over time, making it a suitable long-term investment despite the current pricing. Not ideal for luxury market Given the fair market assessment, the apartment does not align with luxurious offerings, reflecting more modest suburban living rather than high-end appeal. Therefore, investors targeting the luxury market should consider different options that better match high-value expectations. Not ideal for short-term vacation rental The apartment's suburban setting and family-oriented appeal do not support a short-term vacation rental strategy effectively, especially with its fair valuation indicating a stable, rather than speculative, investment. Short-term rentals would require amenities and attractions more aligned with tourist demand, which this property does not fulfill.
Tenant turnover risk The economic and tenant stability scores of 75/100 suggest a moderate risk of potential tenant turnover, which could impact rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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