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 81 m² on the 1st floor, built in 1987, energy rating C. Located Amora parish, Seixal municipality, Setúbal district. Noteworthy Features: The apartment's modern upgrades include elegant granite countertops and polished stone flooring, while the garage requires significant repairs due to damp staining and wall damage.
The valuation. The asking price of €285,000 is closely aligned with its fair value of €280,835, indicating that it is fairly priced with a minimal variance of €4,165 (1.5%). Buy-to-flip angle. A buy-to-flip strategy may yield a moderate return, focusing on minor updates to enhance appeal while leveraging the apartment's prime location and conditions. Buy-to-let angle. With an estimated gross yield of 3.1% and a monthly rental income target of €736, the property is well-positioned for long-term rental in a mixed-use neighborhood, appealing to families and long-term tenants.
Fair value modelled at €280,835 from 6 comparable sales in the area. Asking €285,000 sits €4,165 (1.5%) above — overpriced versus fair value.
Asking €285,000 versus the Amora, Seixal, Setúbal area baseline of €258,527 (€3,192/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 61/100 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 €258,527, adjusted for condition and micro-location, gives a modelled fair value of €280,835 (€3,467/m²), a €4,165 (1.5%) gap versus the €285,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Amora · 07f87f | Subject | €285,000 | €3,519 | — | 58 | 76 |
| Corroios · 0902bb | Active | €270,000 | €3,418 | 2.9% | 65 | 76 |
| avenida Afonso Costa, 29 | Active | €250,000 | €3,289 | 6.5% | 65 | 72 |
| rua General Humberto Delgado S / N | Active | €260,000 | €3,714 | 5.6% | 56 | 75 |
| Amora · 467f32 | Active | €297,000 | €3,578 | 1.7% | — | 74 |
| Median comp | €265,000 | €3,498 | 0.6% | 65 | 75 |
Long-term rental The 2-bed apartment in Amora, Seixal presents a fair investment opportunity with a gross yield of 3.1%, aligning closely with the fair value of €280,835. Given its proximity to Lisbon and decent neighborhood ratings, this property can attract reliable tenants for stable income. Family rental With a good neighborhood score of 76/100, this apartment is well-suited for family rentals, appealing to those seeking access to amenities and employment in the Greater Lisbon area. The fair valuation signifies that the price aligns well with the rental market, making it a reasonable choice for families. Buy-and-hold The property, valued at €285,000, is fairly priced and located in an area with a strong housing market, which makes it a viable option for a buy-and-hold strategy. Its stable yield potential at 3.1% suggests that it can generate consistent returns over the long term without the risk of overvaluation. Not ideal for short-term rental Although the property is in a desirable location, its fair value status indicates that it may not yield significant short-term rental returns compared to other investment opportunities. The current condition score of 61/100 suggests potential renovation costs that could impact profitability in the short rental market. Not ideal for luxury market The apartment's fair valuation of €285,000 and overall condition scores do not reflect the high standards typically required in the luxury market. As such, this property is not positioned to compete effectively among luxury offerings in the region. Not ideal for student housing While the apartment's location is advantageous, the fair value assessment implies limited potential to attract the student demographic, often seeking lower-cost, flexible housing options. Additionally, the condition rating of 61/100 may not meet the expectations students typically have for their accommodations.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of tenant turnover, which could lead to fluctuating rental income and increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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