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 85 m² on the 1st floor, built in 1981, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. This apartment features a spacious living room with contemporary finishes, maximizing natural light and surrounded by lush greenery, transforming it from a T2 into an inviting T1 layout.
The valuation. The asking price of €258,000 reflects a fair value of €274,695, indicating that it is priced within an acceptable range, being €16,695 (6.1%) below market expectations. Buy-to-flip angle. To maximize returns, the resale strategy would involve enhancing the apartment's appeal through targeted renovations, followed by listing at a competitive price for potential investors. Buy-to-let angle. With an estimated rental income of €860 per month, the property could achieve a gross yield of 4%, making it a solid candidate for long-term family rentals.
Fair value modelled at €274,695 from 5 comparable sales in the area. Asking €258,000 sits €16,695 (6.1%) below — the upside to fair value.
Asking €258,000 versus the Amora, Seixal, Setúbal area baseline of €234,004 (€2,753/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 is below the parish average, reducing 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 €234,004, adjusted for condition and micro-location, gives a modelled fair value of €274,695 (€3,232/m²), a €16,695 (6.1%) gap versus the €258,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 3750aa | Subject | €258,000 | €3,035 | — | 72 | 72 |
| Corroios · 3d995d | Active | €275,000 | €3,198 | 5.3% | 76 | 77 |
| Amora · d05a0b | Active | €270,000 | €2,903 | 4.4% | 72 | 78 |
| rua João Martins Bandeira, 9 | Active | €250,000 | €3,378 | 11.3% | 72 | 71 |
| Amora · 5e6374 | Active | €265,000 | €3,232 | 6.5% | 70 | 76 |
| Median comp | €267,500 | €3,215 | 5.9% | 72 | 77 |
Long-term rental The property offers a fair yield of 4%, making it a consistent income-generating option in a moderately rated neighborhood. Given its fair value status, it could maintain stable occupancy, especially with residents looking for suburban living near Lisbon. Family rental With local amenities reflective of suburban Lisbon life, this apartment appeals well to families seeking longer-term accommodations. Its fair pricing aligns with the needs of families looking for quality homes in a pleasant neighborhood without pricing concerns. Buy-and-hold Investing in this property for long-term appreciation appears reasonable, as it sits at a fair value with modest growth potential. Its proximity to Lisbon and community characteristics could favor future value increase over time, despite current fair valuation.
Tenant turnover risk A tenant stability score of 65/100 indicates potential challenges with tenant retention, which could lead to increased vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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