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.
4-bedroom, 4-bathroom penthouse of 236 m², built in 2024, energy rating A. Located on avenida José Cardoso Pires, 2A, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The penthouse boasts a stunning 100 m² private terrace ideal for outdoor entertaining and features a versatile bedroom that functions as a gym and office space.
The valuation. The property is listed at €1,120,000, which is €35,435 (3.1%) below its fair value of €1,155,435. This positions the asking price as aligned with the market dynamics, reflecting a fair valuation.
Fair value modelled at €1,155,435 from 6 comparable sales in the area. Asking €1,120,000 sits €35,435 (3.1%) below — the upside to fair value.
Asking €1,120,000 versus the avenida José Cardoso Pires, 2A area baseline of €930,785 (€3,944/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €930,785, adjusted for condition and micro-location, gives a modelled fair value of €1,155,435 (€4,896/m²), a €35,435 (3.1%) gap versus the €1,120,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida José Cardoso Pires, 2A | Subject | €1,120,000 | €4,746 | — | 85 | 71 |
| rua Eduardo Prado Coelho | Active | €875,000 | €3,391 | 28.5% | 88 | 74 |
| rua dos Ciprestes, 80 | Active | €510,000 | €5,258 | 10.8% | 75 | 69 |
| rua António Sardinha, 9 | Active | €429,900 | €4,478 | 5.6% | 79 | 75 |
| rua Serra da Gardunha | Active | €1,490,000 | €6,157 | 29.7% | 82 | 57 |
| Median comp | €692,500 | €4,868 | 2.6% | 81 | 72 |
Long-term rental The property presents a fair pricing at €1,120,000, which is only 3.1% below its fair value of €1,155,435, indicating that it may yield stable returns if held long-term. However, the gross yield is currently 0%, suggesting limited cash flow opportunities in the immediate future. Family rental With a quality condition rating of 89/100, this penthouse could attract families seeking spacious accommodations in a suburban setting near Lisbon. The neighbourhood score of 71/100 indicates a decent living environment, but it may not fully leverage the rental potential given the fair pricing at €1,120,000. Buy-and-hold Investing in this property for a buy-and-hold strategy aligns with its fair valuation, which suggests stability without significant upside potential at this time. With zero net yield currently, investors should ensure they are comfortable with the long-term horizon and potential appreciation in this suburban area instead of immediate income. Not ideal for short-term vacation rental At a listing price of €1,120,000, the property is not suited for short-term vacation rentals due to the current market dynamics necessitating a higher yield. Additionally, the location, characterized by suburban amenities, may not appeal to typical vacation renters looking for urban vibrancy. Not ideal for luxury market Although the property offers impressive space and condition, its fair valuation and absence of luxury features suggest it may struggle to attract high-end buyers typical of the luxury market. The current listing price of €1,120,000 does not justify a luxury proposition, particularly when considering broader market trends. Not ideal for student housing With a large layout and family-friendly environment, this penthouse does not cater to the needs of the student rental market where smaller, more affordable options dominate. Priced fairly at €1,120,000 and yielding 0%, it lacks the economic viability commonly sought after in student housing investments.
Economic and Tenant Instability The combined scores of 70/100 for both economic and tenant stability suggest a moderate risk of fluctuating demand and potential challenges in maintaining consistent occupancy rates.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
