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 63 m², energy rating D. Located Amora parish, Seixal municipality, Setúbal district. Location Advantage: Set in Fogueteiro, Amora, this apartment is a short walk from traditional commerce, major supermarkets, and public transport, enhancing daily convenience and accessibility.
The valuation. The asking price of €245,000 exceeds the fair value of €213,196 by €31,804 (14.9%), indicating that the property is overpriced. Buyers should consider this discrepancy before proceeding with any offers.
Fair value modelled at €213,196 from 6 comparable sales in the area. Asking €245,000 sits €31,804 (14.9%) above — overpriced versus fair value.
Asking €245,000 versus the Amora, Seixal, Setúbal area baseline of €193,737 (€3,075/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €193,737, adjusted for condition and micro-location, gives a modelled fair value of €213,196 (€3,384/m²), a €31,804 (14.9%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 57faf0 | Subject | €245,000 | €3,889 | — | 65 | 68 |
| rua de Binta, 12 | Active | €230,000 | €3,833 | 1.4% | — | 77 |
| Amora · fe6413 | Active | €245,000 | €2,753 | 29.2% | — | 77 |
| Amora · dc1499 | Active | €265,000 | €4,077 | 4.8% | 58 | 75 |
| rua da Cordoaria | Active | €279,000 | €4,650 | 19.6% | 68 | 73 |
| Median comp | €255,000 | €3,955 | 1.7% | 63 | 76 |
Long-term rental The apartment's current price of €245,000 is 14.9% above its fair value of €213,196, indicating that it is overpriced. Despite the attractive yield of 4%, the inflated price reduces the potential for long-term rental profitability. Family rental At €245,000, the property is overpriced compared to its fair value of €213,196, which may deter family renters seeking affordable accommodation. While the neighborhood offers decent amenities and tenant quality, the excessive price impacts the overall attractiveness for family housing. Buy-and-hold Given that the apartment's listing price of €245,000 exceeds its fair value by 14.9%, it is priced beyond market expectations for long-term appreciation. Investors focusing on buy-and-hold strategies should be cautious, as the overpriced nature of the property limits its potential for capital growth in a competitive market.
Economic downturn risk With an economic stability score of 65/100, there is a heightened risk that adverse economic conditions could negatively impact property value and occupancy rates.
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