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 71 m² on the 3rd floor, built in 1975, energy rating E. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment includes a balcony providing outdoor space and is located on the third floor, enhancing natural light and views within the unit.
The valuation. The asking price of €245,000 sits 2.3% above the fair value of €239,553. This positioning indicates a fair valuation for the property in the current market.
Fair value modelled at €239,553 from 6 comparable sales in the area. Asking €245,000 sits €5,447 (2.3%) above — overpriced versus fair value.
Asking €245,000 versus the Amora, Seixal, Setúbal area baseline of €209,171 (€2,946/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €209,171, adjusted for condition and micro-location, gives a modelled fair value of €239,553 (€3,374/m²), a €5,447 (2.3%) gap versus the €245,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 7cac03 | Subject | €245,000 | €3,451 | — | 70 | 66 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 99f3e6 | Active | €280,000 | €3,415 | 1.0% | 70 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · f35f25 | Active | €240,000 | €3,243 | 6.0% | 65 | 75 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · cfe0c3 | Active | €260,000 | €3,333 | 3.4% | 72 | 73 |
| rua Doutor Luís Câmara Pestana, 13 | Active | €315,000 | €3,316 | 3.9% | 76 | 72 |
| Median comp | €270,000 | €3,325 | 3.7% | 71 | 74 |
Long-term rental The property performs adequately for long-term rental with a gross yield of 4%, aligning closely with the region's investment expectations. However, the slight gap from fair value suggests this investment may not yield significant immediate upside potential. Family rental Given the suburban characteristics and decent condition rating of 68/100, this property is suitable for family rentals, appealing to those seeking more space. The proximity to Lisbon enhances its attractiveness for families who desire accessibility to urban amenities while residing in a quieter area. Buy-and-hold As a buy-and-hold investment, this apartment presents a fair valuation that reflects stable long-term potential, though limited appreciation from the current price is anticipated. Its suburban setting could allow for steady tenant demand but may not generate significant capital growth over time.
Tenant turnover risk There is a risk of tenant turnover given the tenant stability score of 65/100, which suggests potential difficulties in maintaining consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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