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 144 m². Located on avenida Alexandre Herculano, 12, Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: This apartment boasts a private external area ideal for outdoor activities and relaxation, enhancing the living experience in a serene neighborhood of Pinhal Novo.
The valuation. The asking price of €290,000 exceeds the fair value of €235,872 by €54,128, or 18.7%. This indicates that the property is overpriced, requiring careful consideration for potential investors.
Fair value modelled at €235,872 from the area baseline, adjusted for condition and location. Asking €290,000 sits €54,128 (18.7%) above — overpriced versus fair value.
Asking €290,000 versus the avenida Alexandre Herculano, 12 area baseline of €352,080 (€2,445/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 50/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
avenida Alexandre Herculano, 12
Area baseline €352,080 + condition +€7,200 + location +€0 = modelled fair value of €235,872 (€1,638/m²), a €54,128 (18.7%) gap versus the €290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Alexandre Herculano, 12 | Subject | €290,000 | €2,014 | — | 75 | 50 |
| Pinhal Novo · 6d5354 | Active | €385,000 | €2,319 | 15.2% | 72 | 54 |
| rua 25 de Abril | Active | €385,000 | €1,598 | 20.7% | 70 | 51 |
| rua Padre José Estevens Dias, 125 | Active | €270,000 | €2,523 | 25.3% | 82 | 54 |
| urbanização Vila S | Active | €406,000 | €1,742 | 13.5% | 70 | 52 |
| Median comp | €385,000 | €2,031 | 0.8% | 71 | 53 |
Long-term rental The property is currently overpriced by 18.7% compared to its fair value of €235,872, which diminishes the potential for solid long-term rental returns. With a gross yield of only 4.1% and a neighborhood rating of 50/100, investors may find it challenging to attract reliable tenants. Family rental While this 3-bed apartment could appeal to families seeking long-term residence, its current valuation presents a significant barrier, being 18.7% above fair market value. Additionally, with the condition score at 78/100 and a neighborhood rating of just 50/100, it may not be the most attractive option for families comparing other available rentals in the area.
Economic Volatility Risk Due to the low economic stability score of 40/100, there is a significant risk that local economic fluctuations could lead to decreased property values or rental income.
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