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 123 m², built in 1988, energy rating C. Located on rua São Francisco Xavier, Pinhal Novo parish, Palmela municipality, Setúbal district. Unique Feature: The apartment boasts a generous 25.7 m² storage room, ideal for seasonal items and additional organization, complementing the spacious living areas effectively.
The valuation. The asking price of €279,000 is significantly above fair value, which is determined at €177,910, resulting in an overvaluation of €101,090 or 36.2%. This makes the property overpriced concerning its fair market value.
Fair value modelled at €177,910 from the area baseline, adjusted for condition and location. Asking €279,000 sits €101,090 (36.2%) above — overpriced versus fair value.
Asking €279,000 versus the rua São Francisco Xavier area baseline of €195,324 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 64/100 (Condition 60 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 56/100 (Housing Market 45 · Amenities 50 · Economic 40 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua São Francisco Xavier
Area baseline €195,324 + condition -€22,102 + location +€4,688 = modelled fair value of €177,910 (€1,446/m²), a €101,090 (36.2%) gap versus the €279,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua São Francisco Xavier | Subject | €279,000 | €2,268 | — | 60 | 56 |
| avenida Natália Correia, 198 | Active | €406,000 | €1,742 | 23.2% | 62 | 52 |
| urbanização Vila S | Active | €406,000 | €1,742 | 23.2% | 70 | 52 |
| rua dos Combatentes da Grande Guerra, 4 | Active | €269,000 | €2,102 | 7.4% | 72 | 44 |
| rua 25 de Abril | Active | €385,000 | €1,598 | 29.6% | 70 | 51 |
| Median comp | €395,500 | €1,742 | 23.2% | 70 | 52 |
Long-term rental With a gross yield of 3.9%, the potential return on a long-term rental is less attractive, especially considering the property is overpriced by 36.2% compared to its fair value of €177,910. The rural setting and low neighbourhood rating suggest that tenant demand may be limited, which could impact occupancy rates. Value-add renovation Investing in value-add renovations may not yield the expected returns, as the current valuation already exceeds fair market prices by 36.2%, indicating the property is overpriced. Moreover, the apartment's condition score of 64/100 reflects the need for upgrades, which could further complicate achieving a profitable resale. Family rental While a family rental strategy could attract tenants, the property’s current valuation is overpriced by 36.2%, making it less appealing for budget-conscious families. Additionally, the peripheral location and agricultural surroundings may limit the attractiveness for families seeking amenities and accessibility. Not ideal for: Short-term vacation rental, Student housing, Luxury market
Economic Instability Risk With an economic stability score of 40/100, there is a significant risk of economic downturn adversely affecting property values and rental demand.
