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 70 m² on the 3rd floor, built in 1975, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The closed balcony serves as a versatile space perfect for a home office or relaxation area, enhancing the functional living experience of this modern apartment.
The valuation. The asking price of €285,000 is above fair value, which is assessed at €253,107, indicating an overpriced property by €31,893 (12.6%). This discrepancy suggests limited investment appeal at the current asking price.
Fair value modelled at €253,107 from 6 comparable sales in the area. Asking €285,000 sits €31,893 (12.6%) above — overpriced versus fair value.
Asking €285,000 versus the Amora, Seixal, Setúbal area baseline of €203,601 (€2,909/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €203,601, adjusted for condition and micro-location, gives a modelled fair value of €253,107 (€3,616/m²), a €31,893 (12.6%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · ec1a99 | Subject | €285,000 | €4,071 | — | 82 | 72 |
| Amora · 1f34b7 | Active | €289,000 | €3,440 | 15.5% | 78 | 70 |
| rua Luís de Camões | Active | €279,500 | €3,213 | 21.1% | 78 | 76 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · a6d44c | Active | €295,000 | €4,470 | 9.8% | 80 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 001873 | Active | €299,000 | €3,437 | 15.6% | 80 | 76 |
| Median comp | €292,000 | €3,439 | 15.5% | 79 | 74 |
Long-term rental The 2-bed apartment in Amora, Seixal, is priced at €285,000, which is 12.6% above its fair value of €253,107, indicating it is overpriced. Given the gross yield of 3.4% and decent neighborhood score of 72/100, this strategy may present challenges in attracting tenants at the current price point. Family rental At €285,000, the apartment exceeds its fair value by 12.6%, categorizing it as overpriced and potentially limiting its appeal to families seeking affordable housing. While the area is suburban and suggests good amenities and school availability, the yield of 3.4% does not compensate for the elevated purchase price. Buy-and-hold The pricing of the Amora apartment at €285,000 is 12.6% above the estimated fair value of €253,107, making it overpriced for a buy-and-hold investment strategy. Despite the apartment being in decent condition with a score of 80/100, the low yield of 3.4% raises concerns about long-term investment viability under these financial indicators.
Potential Tenant Turnover Risk The tenant stability score of 65/100 indicates a moderate risk of turnover, which may affect rental income stability over time due to possible vacancies or cash flow issues.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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