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 61 m² on the 5th floor, built in 1989, energy rating D. Located on rua Domingos Bontempo, 20, Amora parish, Seixal municipality, Setúbal district. This apartment features a stunning unobstructed river view and is located next to the municipal swimming pools, enhancing its appeal for outdoor enthusiasts.
The valuation. The asking price of €265,000 sits €18,676 (7.6%) above the fair value of €246,324, indicating that the property is priced fairly in the current market context. Buy-to-flip angle. A potential buy-and-flip strategy could yield substantial returns with minor cosmetic updates, positioning the property for resale at a competitive rate given the desirable location. Buy-to-let angle. The estimated rental income of €773 per month suggests a gross yield of 3.5%, making this property an attractive option for long-term rental, particularly for families seeking suburban living.
Fair value modelled at €246,324 from 6 comparable sales in the area. Asking €265,000 sits €18,676 (7.6%) above — overpriced versus fair value.
Asking €265,000 versus the rua Domingos Bontempo, 20 area baseline of €204,664 (€3,355/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €204,664, adjusted for condition and micro-location, gives a modelled fair value of €246,324 (€4,038/m²), a €18,676 (7.6%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Domingos Bontempo, 20 | Subject | €265,000 | €4,344 | — | 76 | 76 |
| Amora · 0dccc9 | Active | €290,000 | €4,143 | 4.6% | 75 | 67 |
| praceta Guilherme Baptista Rocha, 9 | Active | €295,000 | €3,933 | 9.5% | 75 | 75 |
| praceta Leonilda Moreira de Sá e Costa, 1 | Active | €290,000 | €4,143 | 4.6% | 78 | 76 |
| avenida 6 de Novembro, 312 | Active | €320,000 | €4,267 | 1.8% | 76 | 75 |
| Median comp | €292,500 | €4,143 | 4.6% | 76 | 75 |
Long-term rental The property offers a gross yield of 3.5%, aligning with the current market expectations for long-term rentals in the area. Its fair value assessment indicates that it's reasonably priced, making it a stable investment opportunity. Buy-and-hold With a valuation close to its fair value, this 2-bed apartment can be considered a suitable buy-and-hold investment in a suburban area of Lisbon. The reliable condition rating of 78/100 suggests that long-term owners can expect minimal immediate capital expenditures. Family rental The apartment's size and the neighbourhood's overall quality make it practical for family rentals, despite being fairly valued. The presence of good transport links and low crime rates further enhances its appeal as a stable living environment for families.
Market Vulnerability The economic stability score of 80/100 indicates a generally robust economy, but with a tenant stability score of 75/100, there is a risk of fluctuating tenant demand which could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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