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.
3-bedroom, 2-bathroom apartment of 82 m² on the 2nd floor, built in 1987, energy rating D. Located on rua Infante Dom Augusto, 125, Amora parish, Seixal municipality, Setúbal district. This property features ample storage solutions with built-in closets in all bedrooms, enhancing its practicality for family living in a vibrant urban setting.
The valuation. The asking price of €317,000 is well above the fair value of €262,895, creating a gap of €54,105 (20.6%). The property is therefore classified as overpriced.
Fair value modelled at €262,895 from 6 comparable sales in the area. Asking €317,000 sits €54,105 (20.6%) above — overpriced versus fair value.
Asking €317,000 versus the rua Infante Dom Augusto, 125 area baseline of €225,103 (€2,745/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €225,103, adjusted for condition and micro-location, gives a modelled fair value of €262,895 (€3,206/m²), a €54,105 (20.6%) gap versus the €317,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Infante Dom Augusto, 125 | Subject | €317,000 | €3,866 | — | 70 | 70 |
| rua 1º de Maio, 83 | Active | €295,000 | €2,892 | 25.2% | 62 | 78 |
| rua 25 de Abril S / N | Active | €309,900 | €3,443 | 10.9% | 70 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 420018 | Active | €350,000 | €3,646 | 5.7% | 60 | 78 |
| avenida Marcos Portugal | Active | €295,000 | €2,706 | 30.0% | 60 | 76 |
| Median comp | €302,450 | €3,168 | 18.1% | 61 | 77 |
Long-term rental The property in Amora is priced significantly higher than its fair value, presenting a risk for long-term investments with an expected yield of only 2.9%. With a neighborhood rating of 70/100, while access to Lisbon is favorable, the overpricing undermines the potential return on investment for long-term rental strategies. Buy-and-hold Given the gap of 20.6% from fair value, holding onto this property in Amora may not yield the desired appreciation or returns over time, despite the 68/100 condition. Investors should reconsider the buy-and-hold strategy on an overpriced asset, especially given the modest yield and neighborhood context. Family rental Acquiring this apartment for family rental poses challenges given its overpriced status, which does not align with a sustainable investment approach, particularly with a gross yield of 2.9%. While it is located in a suburban area with low crime, the current pricing makes it less attractive as a long-term family rental option.
Economic Diversification Risk: With an economic stability score of 70/100, the local economy may not be sufficiently diversified, increasing vulnerability to sector-specific downturns that could impact rental demand and property value.
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