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, 1-bathroom apartment of 87 m², energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The living room's air conditioning adds comfort throughout the year, while the property’s central location ensures quick access to essential services and transport links.
The valuation. The asking price of €295,000 is significantly above the fair value of €265,350, exceeding it by €29,650 (11.2%). This indicates that the property is overpriced and may not yield favorable investment returns. Buy-to-flip angle. A resale or wholesale strategy could be limited due to the asking price, which doesn't align with potential market expectations, making quick profits difficult. Buy-to-let angle. The estimated rental income at €983/month yields a gross yield of 4%, which suggests moderate cash flow but poses risks considering the property's current condition and neighborhood factors.
Fair value modelled at €265,350 from 6 comparable sales in the area. Asking €295,000 sits €29,650 (11.2%) above — overpriced versus fair value.
Asking €295,000 versus the Amora, Seixal, Setúbal area baseline of €236,100 (€2,714/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €236,100, adjusted for condition and micro-location, gives a modelled fair value of €265,350 (€3,050/m²), a €29,650 (11.2%) gap versus the €295,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 2fca22 | Subject | €295,000 | €3,391 | — | 65 | 72 |
| Amora · 261db9 | Active | €279,000 | €3,100 | 8.6% | 60 | 73 |
| Amora · 0dce95 | Active | €279,000 | €2,790 | 17.7% | 61 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 08ff68 | Active | €265,000 | €2,944 | 13.2% | 67 | 78 |
| Amora · f46b15 | Active | €295,000 | €3,278 | 3.3% | 65 | 74 |
| Median comp | €279,000 | €3,022 | 10.9% | 63 | 74 |
Long-term rental While the 4% gross yield appears attractive, the property is overpriced at €295,000 compared to the fair value of €265,350. This significant gap of 11.2% undermines the potential for a stable long-term rental investment in the current market. Buy-and-hold With the property priced above its fair value, holding onto this investment may lead to lower than expected returns due to market correction in the overpriced segment. The 63/100 condition score further indicates potential maintenance costs that could detract from any capital appreciation. Family rental Given the property’s location in Amora, it may seem appealing for family rental, yet the current price exceeds fair value, risking tenant affordability and demand. The neighbourhood score of 72/100 does provide some assurance, but being overpriced could hamper longer-term rental stability and tenant quality.
Tenant turnover risk With a tenant stability score of 60/100, there is a significant risk of high tenant turnover, which could lead to increased vacancy rates and associated costs over time.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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