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 90 m² on the 5th floor, built in 1989, energy rating F. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: This apartment offers an office space in need of major repairs, highlighting the potential for a personalized renovation to enhance functionality and value.
The valuation. The asking price of €275,000 is slightly above the fair value of €267,271, reflecting a €7,729 or 2.9% premium. This indicates the property is fairly priced.
Fair value modelled at €267,271 from 6 comparable sales in the area. Asking €275,000 sits €7,729 (2.9%) above — overpriced versus fair value.
Asking €275,000 versus the Amora, Seixal, Setúbal area baseline of €277,531 (€3,084/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 44/100 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 €277,531, adjusted for condition and micro-location, gives a modelled fair value of €267,271 (€2,970/m²), a €7,729 (2.9%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 76b441 | Subject | €275,000 | €3,056 | — | 46 | 73 |
| rua Cipriano Dourado | Active | €287,500 | €3,026 | 1.0% | 56 | 73 |
| rua Bernardim Ribeiro | Active | €165,000 | €2,357 | 22.9% | 62 | 74 |
| praceta Guilherme Baptista Rocha, 1 | Active | €220,000 | €3,099 | 1.4% | 58 | 75 |
| Amora · 097082 | Active | €250,000 | €2,688 | 12.0% | 42 | 74 |
| Median comp | €235,000 | €2,857 | 6.5% | 57 | 74 |
Long-term rental With a gross yield of 4.4%, the 3-bed apartment in Amora presents a reasonable investment opportunity for long-term rental, particularly appealing to families and commuters seeking proximity to Lisbon. However, given its condition score of 44/100, investors may need to allocate additional funds for renovations to ensure tenant satisfaction and prolonged occupancy. Buy-and-hold The apartment's fair market value of €267,271 indicates that it is priced fairly at €275,000 with only a 2.9% gap, making it a stable buy-and-hold investment in an area with decent amenities and tenant quality. The suburban location could offer capital appreciation over time, benefiting from further development in the suburbs of Lisbon. Family rental This property is well-suited for family rental due to its size and location, providing a convenient commuting option to Lisbon which is important for suburban families. While the neighborhood has a solid score of 73/100, ensuring a desirable living environment, the property's average condition may necessitate some investment to meet family expectations for quality housing.
Economic and Tenant Stability Risk: With both economic stability and tenant stability scores at 70/100, there is a moderate risk of fluctuations in rental income and potential vacancies due to economic conditions.
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