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.
4-bedroom, 2-bathroom apartment of 122 m² on the 1st floor, energy rating C. Located on rua de Binta S / N, Amora parish, Seixal municipality, Setúbal district. This property boasts two large balconies—one enclosed for versatile use and another with both open and closed sections, enhancing outdoor living options.
The valuation. The asking price of €360,000 sits €12,243 (3.5%) above the fair value of €347,757, indicating a property that is fairly priced within its current market context. This suggests a balanced valuation without immediate room for negotiation.
Fair value modelled at €347,757 from 5 comparable sales in the area. Asking €360,000 sits €12,243 (3.5%) above — overpriced versus fair value.
Asking €360,000 versus the rua de Binta S / N area baseline of €301,040 (€2,468/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 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 €301,040, adjusted for condition and micro-location, gives a modelled fair value of €347,757 (€2,850/m²), a €12,243 (3.5%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Binta S / N | Subject | €360,000 | €2,951 | — | 62 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · e40a7f | Active | €265,000 | €2,524 | 14.5% | — | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f5ea41 | Active | €280,000 | €3,373 | 14.3% | 70 | 77 |
| Amora · f10bc1 | Active | €309,900 | €2,742 | 7.1% | 70 | 72 |
| Amora · a46780 | Active | €295,000 | €2,950 | 0% | 70 | 72 |
| Median comp | €287,500 | €2,846 | 3.6% | 70 | 73 |
Long-term rental The property at €360,000 represents a fair investment opportunity with a slight 3.5% gap from its fair value of €347,757. With a gross yield of 3.9%, it offers a stable income potential in a safe suburban area near Lisbon. Family rental This 4-bed apartment is positioned well for family rental, given its spacious layout of 122m² and a neighbourhood rating of 75/100. The fair valuation suggests that families can find sufficient value in a property that meets their needs in this desirable suburban setting. Buy-and-hold With a listing price closely aligned with its fair value, purchasing this property for long-term appreciation could be beneficial in a market that maintains steady demand. The property's solid condition and neighbourhood quality reinforce its potential as a buy-and-hold investment over time.
Tenant turnover risk The tenant stability score of 75/100 suggests a moderate risk of turnover, which may lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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