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 64 m² on the 1st floor, energy rating C. Located on rua Santo Condestável, Amora parish, Seixal municipality, Setúbal district. Noteworthy Feature: The apartment boasts a dual-natured façade, enhancing natural light and ventilation while providing a unique architectural charm to the living space.
The valuation. The asking price of €245,000 is above the fair value of €218,687, representing an overpricing of €26,313 (12.0%). This suggests the property is not attractively priced for potential buyers.
Fair value modelled at €218,687 from 6 comparable sales in the area. Asking €245,000 sits €26,313 (12.0%) above — overpriced versus fair value.
Asking €245,000 versus the rua Santo Condestável area baseline of €193,499 (€3,023/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 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 €193,499, adjusted for condition and micro-location, gives a modelled fair value of €218,687 (€3,417/m²), a €26,313 (12.0%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Santo Condestável | Subject | €245,000 | €3,828 | — | 70 | 77 |
| rua Professor Egas Moniz | Active | €299,000 | €3,322 | 13.2% | 72 | 68 |
| rua António Bandeira | Active | €225,000 | €2,922 | 23.7% | 68 | 73 |
| Amora · 15e27f | Active | €252,000 | €3,405 | 11.0% | — | 68 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 225b5d | Active | €240,000 | €3,810 | 0.5% | 60 | 67 |
| Median comp | €246,000 | €3,364 | 12.1% | 68 | 68 |
Long-term rental The property is priced at €245,000, which is 12.0% above its fair value of €218,687, indicating that it is not a sound long-term rental investment. With a gross yield of only 3.9% and a condition rating of 67/100, the financial returns do not justify the investment. Family rental At €245,000, this apartment is overpriced compared to its fair value of €218,687, making it less appealing for family rental purposes. The suburban location and decent neighborhood rating of 77/100 offer advantages, but the excessive price limits potential profitability. Buy-and-hold The asking price of €245,000 is 12.0% higher than the fair value of €218,687, indicating that the buy-and-hold strategy may yield lower overall returns. While the area has good access to Lisbon's amenities, the purchase price does not align with expected long-term value appreciation due to its current overpricing.
Economic Vulnerability The economic stability score of 80 indicates a moderately strong economy, which could still face downturns affecting rental income, while the tenant stability score of 75 suggests that tenant turnover could impact cash flow more significantly than expected, leading to potential vacancies.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
