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, 2-bathroom apartment of 85 m², built in 1972, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Private outdoor patio of 25 m² provides ample space for relaxation or entertainment, complementing the apartment's contemporary design and high-quality finishes.
The valuation. The asking price of €318,000 exceeds the fair value of €290,693 by €27,307 (9.4%). This property is assessed to be fairly priced in the current market context.
Fair value modelled at €290,693 from 6 comparable sales in the area. Asking €318,000 sits €27,307 (9.4%) above — overpriced versus fair value.
Asking €318,000 versus the Amora, Seixal, Setúbal area baseline of €228,844 (€2,692/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €228,844, adjusted for condition and micro-location, gives a modelled fair value of €290,693 (€3,420/m²), a €27,307 (9.4%) gap versus the €318,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 800172 | Subject | €318,000 | €3,741 | — | 78 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 28b9a7 | Active | €270,000 | €3,506 | 6.3% | 74 | 74 |
| rua General Humberto Delgado | Active | €285,000 | €2,591 | 30.7% | 85 | 75 |
| rua Almeida Garret | Active | €299,000 | €3,934 | 5.2% | 75 | 68 |
| Amora · 62707a | Active | €285,500 | €3,807 | 1.8% | 75 | 80 |
| Median comp | €285,250 | €3,657 | 2.3% | 75 | 75 |
Long-term rental This 2-bed apartment in Amora, Seixal, presents a fair investment opportunity with a gross yield of 3%. The property's proximity to Lisbon and family-oriented suburban characteristics appeal to long-term tenants, making it a steady income source despite its listing price being 9.4% above the fair value. Family rental With a fair valuation relative to its €318,000 listing price, this property is poised to attract families looking for stable housing in a location that offers good amenities and decent neighborhood scores. The 3% gross yield aligns well with family rental expectations, but investors should consider the market dynamics before committing. Buy-and-hold As a buy-and-hold investment in the Amora area, this property exhibits fair pricing in relation to the anticipated tenant demand driven by its strong neighborhood characteristics. Investors should be aware that while the yield is reasonable, the listing price reflects a slight premium of 9.4% over the estimated fair value, making a careful assessment advisable.
Economic Impact Risk Given the economic stability score of 75/100 and tenant stability score of 75/100, there is a risk that economic fluctuations could lead to a decrease in tenant retention, impacting rental income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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