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.
4-bedroom, 2-bathroom apartment of 105 m² on the 3rd floor, built in 1993. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy features: The apartment boasts a heat recovery system, enhancing energy efficiency, and includes a balcony accessible from the kitchen for added outdoor enjoyment.
The valuation. The asking price of €365,000 is significantly above the fair value of €315,427, indicating an overpricing of €49,573 or 15.7%. This suggests potential investors should exercise caution. Buy-to-flip angle. With an upscale finish, the property could cater to buyers seeking a modern living space, but given the overpricing, any flipping strategy has inherent risks barring significant market appreciation. Buy-to-let angle. The projected gross yield is 0%, indicating no immediate rental income opportunity, making this an unappealing long-term investment for cash flow-focused buyers.
Fair value modelled at €315,427 from 6 comparable sales in the area. Asking €365,000 sits €49,573 (15.7%) above — overpriced versus fair value.
Asking €365,000 versus the Amora, Seixal, Setúbal area baseline of €234,821 (€2,236/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €234,821, adjusted for condition and micro-location, gives a modelled fair value of €315,427 (€3,004/m²), a €49,573 (15.7%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 2fcc18 | Subject | €365,000 | €3,476 | — | 78 | 72 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 9386b5 | Active | €315,000 | €3,000 | 13.7% | 77 | 74 |
| avenida Metalúrgicos | Active | €370,000 | €3,008 | 13.5% | 75 | 74 |
| União das Freguesias do Seixal, Arrentela e Aldeia de Paio Pires · 4d4691 | Active | €370,000 | €3,364 | 3.2% | 75 | 71 |
| Amora · 33ba83 | Active | €325,000 | €3,351 | 3.6% | 76 | 74 |
| Median comp | €347,500 | €3,180 | 8.5% | 76 | 74 |
Long-term rental This property is currently listed at a price that is 15.7% above its fair value, which makes it an unattractive option for long-term rental investments. With a gross yield of 0% and a condition score of 82/100, the financial viability in this strategy is questionable given the high acquisition cost. Family rental Given the current listing price, this property does not present an appealing opportunity for family rental purposes, especially with a fair value significantly lower than the asking price. The neighbourhood rating of 72/100 suggests decent amenities, but the property’s overpriced status ultimately hampers its investment potential for families. Buy-and-hold The property's valuation at €365,000 versus a fair value of €315,427 indicates it is overpriced, making the buy-and-hold strategy less favorable for investors seeking appreciation over time. Coupled with a lack of gross yield and moderate condition, this strategy will likely result in lower returns than anticipated. Not ideal for Short-term rental, Luxury market, Student housing.
Potential Economic Downturn A score of 68/100 in economic stability could indicate vulnerability to market fluctuations, potentially impacting rental income and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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