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.
3-bedroom, 2-bathroom apartment of 103 m² on the 1st floor, built in 1994, energy rating D. Located on rua do Minho, Amora parish, Seixal municipality, Setúbal district. Features: The apartment offers a panoramic view of the Serra da Arrábida, enhancing the living experience with picturesque natural scenery visible from all rooms.
The valuation. The asking price of €285,000 is slightly below the calculated fair value of €305,690, indicating a fair valuation with a difference of €20,690 (6.8%). Buy-to-flip angle. A buy-to-flip strategy could leverage the average quality of finishes; minor renovations could enhance appeal, targeting a resale price significantly above €285,000. Buy-to-let angle. With an estimated rental income of €1,021/month, the property offers a gross yield of 4.3%, making it an attractive option for long-term family rentals.
Fair value modelled at €305,690 from 6 comparable sales in the area. Asking €285,000 sits €20,690 (6.8%) below — the upside to fair value.
Asking €285,000 versus the rua do Minho area baseline of €263,771 (€2,561/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 €263,771, adjusted for condition and micro-location, gives a modelled fair value of €305,690 (€2,968/m²), a €20,690 (6.8%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Minho | Subject | €285,000 | €2,767 | — | 70 | 72 |
| rua Fonte da Contenda | Active | €331,500 | €2,908 | 5.1% | 72 | 69 |
| Amora · 3a7251 | Active | €329,500 | €3,168 | 14.5% | 65 | 80 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f5ea41 | Active | €280,000 | €3,373 | 21.9% | 70 | 77 |
| Amora · 133b40 | Active | €365,000 | €3,017 | 9.0% | — | 72 |
| Median comp | €330,500 | €3,093 | 11.8% | 70 | 75 |
Long-term rental The 3-bed apartment in Amora, Seixal offers a gross yield of 4.3%, which aligns with market expectations in the area. With a fair value slightly above the listing price, it presents a stable choice for long-term rental without significant immediate upside. Buy-and-hold Although the property's fair value indicates a modest gap, holding onto this asset could provide steady returns in the long run, given the neighbourhood's solid ratings of 72/100. The current condition score of 67/100 suggests some potential for future value enhancement through renovation, despite the listing being fairly priced. Family rental The apartment's configuration and fair market positioning make it a suitable option for families seeking long-term accommodation in a suburban setting. The relatively stable neighbourhood and amenities indicate a sound investment for catering to family renters, even though overall pricing reflects fair value rather than a discount.
Tenant turnover risk High tenant turnover, indicated by a Tenant Stability score of 70/100, may lead to increased vacancy rates and related costs, which can affect overall property cash flow.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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