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 country_house of 145 m², built in 1993. Located Poceirão e Marateca parish, Palmela municipality, Setúbal district. This property includes a fully equipped barn with an Alentejo kitchen and a legalized vineyard of approximately 500m², enhancing its potential for agricultural pursuits.
The valuation. The asking price of €499,000 is significantly above the fair value of €241,200, marking a discrepancy of €257,800 or 51.7%. This property is overpriced in the current market context.
Fair value modelled at €241,200 from the area baseline, adjusted for condition and location. Asking €499,000 sits €257,800 (51.7%) above — overpriced versus fair value.
Asking €499,000 versus the Poceirão e Marateca, Palmela, Setúbal area baseline of €352,060 (€2,428/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 72 · Materials 74 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 52/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Poceirão e Marateca, Palmela, Setúbal
Area baseline €352,060 + condition -€10,195 + location +€1,995 = modelled fair value of €241,200 (€1,663/m²), a €257,800 (51.7%) gap versus the €499,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Poceirão e Marateca · 9570f5 | Subject | €499,000 | €3,441 | — | 72 | 52 |
| Palmela · 2620d6 | Active | €205,000 | €3,942 | 14.6% | — | 47 |
| Poceirão e Marateca · 4a7e79 | Active | €650,000 | €6,436 | 87.0% | 70 | 51 |
| Pinhal Novo · 93728c | Active | €349,500 | €4,854 | 41.1% | 68 | 55 |
| Pinhal Novo · f36354 | Active | €542,500 | €5,267 | 53.0% | 74 | 41 |
| Median comp | €446,000 | €5,061 | 47.0% | 70 | 49 |
Long-term rental The property is overpriced at €499,000 compared to a fair value of €241,200, resulting in a significant gap of 51.7%. With a gross yield of 0%, investing in long-term rental is unfeasible given the semi-rural location and limited tenant quality. Value-add renovation Despite the potential for value-add renovations, the current listing price of €499,000 is still substantially above the fair value of €241,200. The property’s condition rating of 71/100 does not warrant the premium, making it an unattractive option for substantial renovation investments. Not ideal for short-term vacation rental The property, being overpriced and located in a semi-rural area, lacks the attractiveness needed for successful short-term vacation rentals. Limited proximity to major cities and amenities further diminishes its potential appeal for this strategy. Not ideal for luxury market The €499,000 listing price does not align with the benchmarks typically seen in the luxury market, especially considering the property’s fair value of €241,200. Given the neighborhood quality rating of 52/100, the property fails to offer the exclusive features that luxury buyers seek.
Economic Vulnerability The economic stability score of 40/100 indicates a high risk of market fluctuations, which could negatively impact tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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