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 78 m² on the 2nd floor, built in 1988, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. The property boasts a serene location with an unobstructed view of Seixal Bay, enhancing its appeal for those seeking tranquility alongside modern living.
The valuation. The asking price of €345,000 sits €47,603 above the fair value of €297,397, which represents an overpricing of 16.0%. This suggests the property is not aligned with current market values. Buy-to-flip angle. A resale strategy could target buyers looking for high-quality finishes and proximity to Lisbon, but significant profit margins may be limited due to the initial overvaluation. Buy-to-let angle. With an estimated monthly rental income of €719, the gross yield is a low 2.5%, making long-term holding less attractive as a consistent income strategy.
Fair value modelled at €297,397 from 6 comparable sales in the area. Asking €345,000 sits €47,603 (16.0%) above — overpriced versus fair value.
Asking €345,000 versus the Amora, Seixal, Setúbal area baseline of €237,097 (€3,040/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €237,097, adjusted for condition and micro-location, gives a modelled fair value of €297,397 (€3,813/m²), a €47,603 (16.0%) gap versus the €345,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 831633 | Subject | €345,000 | €4,423 | — | 80 | 78 |
| Amora · efdd02 | Active | €275,000 | €3,667 | 17.1% | 85 | 75 |
| praceta António Branquinho da Fonseca | Active | €260,000 | €3,611 | 18.4% | 82 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6a9189 | Active | €286,000 | €4,086 | 7.6% | 75 | 74 |
| rua de Cacine | Active | €304,500 | €4,614 | 4.3% | 80 | 75 |
| Median comp | €280,500 | €3,877 | 12.4% | 81 | 75 |
Long-term rental This 2-bed apartment in Amora, Seixal, presents an opportunity for long-term rental with its proximity to Lisbon, providing a stable tenant base. However, with a fair value of €297,397 versus a listing of €345,000, the property is overpriced, leading to a gross yield of only 2.5% which may not be attractive for investors seeking solid returns. Family rental The apartment's decent condition score of 83/100 and favorable neighborhood rating of 78/100 make it suitable for family rentals in a Lisbon suburb. Nevertheless, the property remains overpriced by 16.0%, which limits profitability and may deter family-oriented tenants looking for better value. Buy-and-hold While this property could potentially benefit from long-term appreciation in a growing area close to Lisbon, its current asking price of €345,000 is too high compared to the fair value of €297,397. The resulting gap of 16.0% indicates it is overpriced, making it a less favorable buy-and-hold investment option for audience investors seeking value generation over time.
Economic Downturn Risk The economic stability score of 80/100 suggests a relatively strong market, but the tenant stability score of 75/100 indicates potential volatility, which could lead to increased vacancy rates during economic downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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