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 203 m² on the 5th floor, built in 2013, energy rating C. Located on rua Doutor Emídio Guilherme Garcia Mendes, 30, Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The property boasts exclusive access to a residents-only pool and a common barbecue area, enhancing opportunities for leisure and social gatherings within the secure environment of the condominium.
The valuation. The asking price of €440,000 is approximately 6.8% below the fair value of €471,854, positioning the property as fairly valued within the current market. This suggests a balanced opportunity for potential buyers seeking a stable investment.
Fair value modelled at €471,854 from 6 comparable sales in the area. Asking €440,000 sits €31,854 (6.8%) below — the upside to fair value.
Asking €440,000 versus the rua Doutor Emídio Guilherme Garcia Mendes, 30 area baseline of €304,246 (€1,499/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 is above the parish average, lifting 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 €304,246, adjusted for condition and micro-location, gives a modelled fair value of €471,854 (€2,324/m²), a €31,854 (6.8%) gap versus the €440,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Emídio Guilherme Garcia Mendes, 30 | Subject | €440,000 | €2,167 | — | 82 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 6a94cb | Active | €399,000 | €1,565 | 27.8% | 75 | 70 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 5da17f | Active | €380,000 | €2,111 | 2.6% | 70 | 78 |
| praça Salgueiro Maia | Active | €329,900 | €2,538 | 17.1% | 75 | 73 |
| avenida Teófilo Braga | Active | €425,000 | €2,104 | 2.9% | 75 | 68 |
| Median comp | €389,500 | €2,108 | 2.8% | 75 | 72 |
Long-term rental The 3-bed apartment in Amora offers a gross yield of 4.4%, making it a decent option for generating consistent rental income. However, with a fair value gap of 6.8%, the property is fairly priced, limiting potential for significant appreciation. Buy-and-hold Investing in this property could yield stable long-term returns, given its proximity to Lisbon and the overall quality of the neighborhood, rated at 72/100. While the property's condition is rated 85/100, the fair value assessment indicates it is priced accordingly, which may result in limited upside potential. Family rental This apartment fits well as a family rental due to its size and favorable neighborhood ratings, offering appealing amenities for long-term residents. Nonetheless, the fair valuation suggests that while it is suitable for family living, it is not underpriced and will require careful consideration in terms of return on investment.
Tenant turnover risk Higher tenant turnover is a concern due to a tenant stability score of 65/100, indicating potential challenges in retaining occupants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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