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 84 m² on the 5th floor, energy rating D. Located Amora parish, Seixal municipality, Setúbal district. This apartment features a recently updated kitchen with high-quality modern finishes, enhancing its overall appeal while maintaining a functional layout throughout.
The valuation. The asking price of €275,000 is slightly below the fair value of €296,333, representing a difference of €21,333 (7.2%). This positioning indicates that the property is priced reasonably in the current market. Buy-to-flip angle. Given the property's condition score of 64/100, focusing on upgrading the living area flooring could significantly enhance resale value. Targeting the family-oriented market in Amora could attract competitive offers post-renovation. Buy-to-let angle. The estimated monthly rental income of €779 gives a gross yield of 3.4%, making it a viable option for long-term rental strategies. The suburban Lisbon location is likely to attract families seeking stable residential options.
Fair value modelled at €296,333 from 6 comparable sales in the area. Asking €275,000 sits €21,333 (7.2%) below — the upside to fair value.
Asking €275,000 versus the Amora, Seixal, Setúbal area baseline of €268,816 (€3,200/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 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 €268,816, adjusted for condition and micro-location, gives a modelled fair value of €296,333 (€3,528/m²), a €21,333 (7.2%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 33bd2f | Subject | €275,000 | €3,274 | — | 70 | 74 |
| Amora · 3d962e | Active | €265,000 | €3,786 | 15.6% | 65 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 0900fc | Active | €215,000 | €3,583 | 9.5% | 65 | 73 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 38b0b0 | Active | €279,900 | €3,293 | 0.6% | — | 71 |
| Amora · 1e6464 | Active | €249,000 | €4,446 | 35.8% | — | 70 |
| Median comp | €257,000 | €3,685 | 12.5% | 65 | 72 |
Long-term rental The property in Amora, Seixal, presents a modest gross yield of 3.4%, which is reasonable given the suburban appeal to families seeking stability. Despite its fair market value alignment, the property may not maximize rental income potential when accounting for tenant quality and the condition rating of 64/100. Family rental This 2-bedroom apartment is well-suited for family rental, located in a neighborhood that rates 74/100 for suitability, making it appealing for families looking to settle in suburban Lisbon. However, with only a fair valuation and a yield of 3.4%, prospective investors should assess the growth prospects carefully before committing. Buy-and-hold Investing in this apartment for a buy-and-hold strategy is aligned with a fair valuation at €275,000, with growth potential likely anchored by the suburban family-oriented demand. The 3.4% yield reflects the moderate appreciation potential in a neighborhood that rates well; however, the overall condition may hinder immediate value gain in the short term. Not ideal for short-term vacation rental This property is not suitable for short-term vacation rentals, due to its suburban location which may lack the tourist appeal expected in that market segment. Additionally, its fair valuation and modest yield suggest that stronger returns may be found in long-term renting instead. Not ideal for luxury market Given the property’s fair value and moderate condition rating, it does not meet the standards typically expected in the luxury market segment. Investors looking to enter the luxury sector would find better opportunities that align with premium pricing and higher quality ratings.
Economic Influence Risk A moderately high economic stability score of 80 may indicate a reliance on a few sectors, presenting a risk if local market fluctuations occur, especially with a tenant stability score of 70 suggesting potential turnover 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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