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 120 m², built in 2024, energy rating A. Located on rua da Guiné, Palmela parish, Palmela municipality, Setúbal district. Noteworthy Features: This apartment includes a 12m² balcony equipped with a barbecue and support sink, enhancing outdoor living and entertaining options. Location Advantage: Nestled in a tranquil residential area, it provides excellent accessibility to local amenities and public transport.
The valuation. The asking price of €399,000 is significantly above the fair value of €198,761, marking a 50.2% premium. This property is therefore considered overpriced.
Fair value modelled at €198,761 from the area baseline, adjusted for condition and location. Asking €399,000 sits €200,239 (50.2%) above — overpriced versus fair value.
Asking €399,000 versus the rua da Guiné area baseline of €273,480 (€2,279/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 77 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
rua da Guiné
Area baseline €273,480 + condition +€11,250 + location -€3,049 = modelled fair value of €198,761 (€1,656/m²), a €200,239 (50.2%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Guiné | Subject | €399,000 | €3,325 | — | 77 | 46 |
| rua da Guiné | Active | €410,000 | €3,178 | 4.4% | 75 | 45 |
| rua Hermínio Cunha, 1 | Active | €595,000 | €4,760 | 43.2% | 80 | 46 |
| estrada Palmela, 40 | Active | €375,000 | €3,571 | 7.4% | 82 | 49 |
| Palmela · 1e604a | Active | €309,500 | €2,243 | 32.5% | 82 | 43 |
| Median comp | €392,500 | €3,375 | 1.5% | 81 | 46 |
Long-term rental The property in Palmela is priced at €399,000, representing a significant 50.2% gap versus its fair value of €198,761, indicating that it is overpriced. With a gross yield of only 2.6%, the property may provide limited return potential for long-term rental strategies. Buy-and-hold Given the current listing price, the potential for appreciation in Palmela may not justify the initial investment due to the 50.2% premium over the fair value. Additionally, the neighbourhood's low score of 46/100 suggests underlying economic challenges that could hinder property value growth in a buy-and-hold strategy.
Economic Instability Risk The property is located in an area with an economic stability score of 35/100, indicating a high risk of economic downturns affecting tenant demand 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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