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 77 m² on the 3rd floor, built in 1974, energy rating E. Located on rua de Binta, 6, Amora parish, Seixal municipality, Setúbal district. Unique Feature: The apartment's original structure has been reconfigured from a T2 to a T3, providing flexibility for future occupants while maintaining contemporary style and quality finishes.
The valuation. The asking price of €269,000 sits slightly above the fair value of €261,401 by €7,599 (2.9%). This property is assessed as being priced fairly within the current market context.
Fair value modelled at €261,401 from 6 comparable sales in the area. Asking €269,000 sits €7,599 (2.9%) above — overpriced versus fair value.
Asking €269,000 versus the rua de Binta, 6 area baseline of €213,186 (€2,769/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €213,186, adjusted for condition and micro-location, gives a modelled fair value of €261,401 (€3,395/m²), a €7,599 (2.9%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Binta, 6 | Subject | €269,000 | €3,494 | — | 73 | 68 |
| rua dos Foros de Amora, 13 | Active | €270,000 | €3,375 | 3.4% | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · efdd2a | Active | €280,000 | €4,912 | 40.6% | 80 | 79 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 2.3% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 3a744c | Active | €300,000 | €4,000 | 14.5% | 75 | 73 |
| Median comp | €280,000 | €3,708 | 6.1% | 77 | 75 |
Long-term rental This property offers a gross yield of 3.8%, which aligns with the stable rental market in the Greater Lisbon suburban area. Despite being at a fair value of €269,000, the 2.9% gap from the fair value suggests balanced pricing, making it a reasonable option for steady long-term rental income. Family rental The apartment's spacious 77m² layout and favorable condition rating of 75/100 cater well to family living. At a fair value of €269,000, it provides a viable option for families seeking quality accommodation in a moderately rated neighborhood. Buy-and-hold Holding this property could yield moderate returns due to its fair pricing and appealing rental yield. While the overall condition and neighborhood score suggest stability, it remains positioned as a diligent investment for long-term appreciation rather than immediate capital gains. Not ideal for short-term rental This property's condition and neighborhood ratings do not support a high occupancy rate that typically benefits short-term rental strategies. The fair valuation indicates demand may not align with the transient market's pricing expectations. Not ideal for luxury market With the neighborhood scoring only 68/100, this property does not meet the standards typically associated with luxury investments. Its pricing at €269,000 reflects a more moderate market segment, distancing it from luxury appeal. Not ideal for student housing The family-oriented design of the apartment does not align with student needs, compounded by a neighborhood rating of 68/100. Given that it is priced fairly, it struggles to attract the transient nature required for successful student housing.
Tenant turnover risk: With both economic and tenant stability scores at 70/100, there is a moderate risk of tenant turnover affecting consistent rental income.
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