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 95 m² on the 4th floor, built in 1983, energy rating E. Located on rua Doutor Luís Câmara Pestana, 13, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes three enclosed balconies totaling approximately 33 m², providing versatile uses such as a leisure area, home office, or sunlit reading nook.
The valuation. The asking price of €315,000 is slightly under the fair value of €322,508, representing a difference of €7,508 (2.3%). This positions the property as reasonably priced within the current market. Buy-to-flip angle. A buy-to-flip strategy could involve renovating the apartment to enhance its appeal, targeting a resale at a premium price shortly after acquisition. Given the property’s quality and market conditions, this could yield significant returns. Buy-to-let angle. As a buy-to-let investment, the apartment offers a gross yield of 3.4%, with estimated monthly rental income around €892. Its suburban location near Lisbon increases rental demand, particularly for families.
Fair value modelled at €322,508 from 6 comparable sales in the area. Asking €315,000 sits €7,508 (2.3%) below — the upside to fair value.
Asking €315,000 versus the rua Doutor Luís Câmara Pestana, 13 area baseline of €269,136 (€2,833/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €269,136, adjusted for condition and micro-location, gives a modelled fair value of €322,508 (€3,395/m²), a €7,508 (2.3%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Luís Câmara Pestana, 13 | Subject | €315,000 | €3,316 | — | 76 | 72 |
| rua de Binta, 6 | Active | €269,000 | €3,494 | 5.4% | 73 | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 3.0% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 2.2% | 65 | 75 |
| rua dos Foros de Amora, 13 | Active | €270,000 | €3,375 | 1.8% | 78 | 76 |
| Median comp | €269,500 | €3,395 | 2.4% | 72 | 75 |
Long-term rental Given the fair valuation of €315,000 with a gross yield of 3.4%, this property aligns with long-term rental strategies, particularly benefiting from its proximity to Lisbon and good public transport connectivity. The solid condition score of 74/100 suggests that the apartment will meet tenant expectations, offering stable rental income over the long term. Family rental This 2-bed apartment in Amora is suitable for family rentals, supported by its fair pricing and decent neighborhood rating of 72/100 that indicates a livable environment. The size of 95m² provides ample space for families, while the fair value positioning makes it a reasonable option for potential renters seeking stability in a suburban setting. Buy-and-hold Investing in this property as a buy-and-hold strategy could yield steady appreciation, especially considering the steady economic influence of Lisbon in the region. The apartment's fair value suggests that while it may not offer immediate gains, it is a prudent choice for long-term investment within a growing suburban area. Not ideal for short-term vacation rental The property does not cater well to short-term vacation rentals due to its suburban location and the lower neighborhood amenity ratings, which may deter tourist interest. Additionally, the 3.4% gross yield suggests that the property is better suited for long-term commitments rather than transient stays. Not ideal for luxury market Given the fair valuation and overall ratings, this apartment does not meet the criteria for the luxury market segment, which typically demands higher-end finishes and amenities. The current condition score of 74/100 further emphasizes its suitability for everyday renters rather than affluent buyers. Not ideal for student housing The apartment's suburban location, while connected to Lisbon, may not attract the typical student demographic that prefers proximity to city centers and educational institutions. In addition, the fair valuation limits the potential yield that student housing generally requires for profitability.
Economic Vulnerability The economic stability score of 70/100 indicates a moderate risk of economic downturns potentially affecting tenant retention and property cash flow.
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