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.
5-bedroom, 4-bathroom house of 240 m², energy rating C. Located Pinhal Novo parish, Palmela municipality, Setúbal district. This property features a 10 x 5 meter pool with a pergola for outdoor dining, nestled in a meticulously landscaped garden offering total privacy.
The valuation. The asking price of €1,050,000 significantly exceeds the fair value of €395,892 by €654,108 (62.3%). This property is overpriced and not justified by market conditions.
Fair value modelled at €395,892 from the area baseline, adjusted for condition and location. Asking €1,050,000 sits €654,108 (62.3%) above — overpriced versus fair value.
Asking €1,050,000 versus the Pinhal Novo, Palmela, Setúbal area baseline of €586,800 (€2,445/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 78 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 40 · Amenities 50 · Economic 45 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Pinhal Novo, Palmela, Setúbal
Area baseline €586,800 + condition +€5,625 + location +€9,147 = modelled fair value of €395,892 (€1,650/m²), a €654,108 (62.3%) gap versus the €1,050,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · 6c79b8 | Subject | €1,050,000 | €4,375 | — | 75 | 56 |
| Pinhal Novo · 6fbb97 | Active | €630,000 | €2,432 | 44.4% | 74 | 54 |
| Pinhal Novo · 49b7fb | Active | €600,000 | €2,239 | 48.8% | — | 43 |
| Palmela · 6d534a | Active | €470,000 | €2,487 | 43.2% | 70 | 57 |
| rua Aceiro da Costa S / N | Active | €900,000 | €7,627 | 74.3% | 80 | 54 |
| Median comp | €615,000 | €2,460 | 43.8% | 74 | 54 |
Long-term rental With a gross yield of only 1.8%, the potential returns from this property in Pinhal Novo fall short of what is typically acceptable for long-term investment strategies. Additionally, the significant gap of 62.3% from its fair value indicates that this property is overpriced, raising concerns over future rental viability. Family rental The property’s 5-bed configuration might initially attract families, but with a fair value at €395,892 and a listing price of €1,050,000, it is clear that this investment opportunity is overpriced. Furthermore, the neighbourhood's average amenities and limited local services make the property less appealing for family rentals in the long term.
Tenant turnover risk: With a tenant stability score of 55/100, there is a potential for higher tenant turnover, which could increase vacancy rates and decrease 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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