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.
4-bedroom, 3-bathroom house of 250 m², built in 1996, energy rating D. Located Palmela parish, Palmela municipality, Setúbal district. Unique Feature: The property includes a versatile office space easily convertible to an additional bedroom, along with terraces in two bedrooms for enhanced outdoor enjoyment. Location Advantage: Close proximity to prestigious schools and essential amenities ensures convenience for family living.
The valuation. The property is listed at €479,000, which is significantly above the fair value of €395,412, creating an overpricing discrepancy of €83,588 (17.5%). This suggests that potential buyers may need to negotiate aggressively to reach a reasonable accord.
Fair value modelled at €395,412 from the area baseline, adjusted for condition and location. Asking €479,000 sits €83,588 (17.5%) above — overpriced versus fair value.
Asking €479,000 versus the Palmela, Palmela, Setúbal area baseline of €569,750 (€2,279/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 72 · Materials 77 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Palmela, Palmela, Setúbal
Area baseline €569,750 + condition +€0 + location -€1,588 = modelled fair value of €395,412 (€1,582/m²), a €83,588 (17.5%) gap versus the €479,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Palmela · 6c7784 | Subject | €479,000 | €1,916 | — | 72 | 49 |
| Palmela · 023b97 | Active | €799,000 | €2,553 | 33.2% | 90 | 44 |
| rua das Sete Quintas | Active | €650,000 | €2,579 | 34.6% | 70 | 54 |
| rua Fernando Namora, 9 | Active | €1,200,000 | €6,417 | 234.9% | 80 | 48 |
| estrada da Serralheira | Active | €750,000 | €5,172 | 170.0% | 72 | 48 |
| Median comp | €774,500 | €3,876 | 102.3% | 76 | 48 |
Long-term rental The property is overpriced at €479,000, exceeding the fair value of €395,412 by 17.5%, which limits the potential for favorable long-term rental returns. With a gross yield of only 4.3% and a neighborhood rating of 49/100, the attractiveness for long-term tenants is significantly diminished. Value-add renovation While the condition rating stands at 75/100, indicating some room for improvement, the significant gap from fair value suggests that any renovations may not yield a viable return on investment. Given the property’s current pricing dynamics, pursuing value-add renovations may not be justified as it remains overpriced compared to its actual fair value.
Market Vulnerability Economic stability is low at 45/100, indicating a heightened risk of economic downturns affecting property performance and tenant turnover, while tenant stability at 50/100 suggests potential challenges in maintaining rental income due to less reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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