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 91 m², built in 2000, energy rating C. Located on rua Avelina Pires Leitão, 232, Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: The apartment features a small courtyard adjacent to the living room, providing a private outdoor space ideal for leisure and al fresco dining, enhancing its livability.
The valuation. The asking price of €269,900 is significantly above fair value, which is estimated at €155,883. This results in an excessive markup of €114,017, or 42.2%, categorizing the property as overpriced.
Fair value modelled at €155,883 from the area baseline, adjusted for condition and location. Asking €269,900 sits €114,017 (42.2%) above — overpriced versus fair value.
Asking €269,900 versus the rua Avelina Pires Leitão, 232 area baseline of €144,508 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 82 · Materials 88 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 50/100 (Housing Market 50 · Amenities 45 · Economic 35 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Avelina Pires Leitão, 232
Area baseline €144,508 + condition +€11,375 + location +€0 = modelled fair value of €155,883 (€1,713/m²), a €114,017 (42.2%) gap versus the €269,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Avelina Pires Leitão, 232 | Subject | €269,900 | €2,966 | — | 82 | 50 |
| rua Humberto Delgado | Active | €235,000 | €2,765 | 6.8% | 75 | 51 |
| rua José Saramago, 26 | Active | €260,000 | €2,889 | 2.6% | 70 | 49 |
| rua Dom Sancho I S / N | Active | €259,000 | €3,597 | 21.3% | 78 | 50 |
| Pinhal Novo · f362ff | Active | €279,000 | €2,683 | 9.5% | 75 | 49 |
| Median comp | €259,500 | €2,827 | 4.7% | 75 | 50 |
Long-term rental This property, listed at €269,900, is overpriced when compared to the fair value of €155,883, presenting a significant gap of 42.2%. Yielding only 3.3% gross, the long-term rental strategy would struggle to meet the financial expectations given the current market conditions and the neighbourhood's limitations. Family rental While the location may appeal to families desiring a quieter environment, the overpriced listing of €269,900 far exceeds the fair value of €155,883, indicating a potential mismatch in rental expectations. The lack of robust economic and school infrastructure in the area further suggests that achieving consistent demand for family rentals may be challenging.
High Economic Risk The economic stability score of 35/100 indicates a significant risk to long-term investment returns due to potential market volatility and economic downturns.
