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 233 m², built in 2005, energy rating C. Located Pinhal Novo parish, Palmela municipality, Setúbal district. Unique feature: The property boasts a private terrace equipped with a barbecue, perfect for family gatherings and outdoor dining, enhancing its appeal for entertaining guests.
The valuation. The asking price of €392,500 is €8,202 (2.1%) above the fair value of €384,298, indicating that this property is overpriced. Investors should approach with caution due to this inflated valuation.
Fair value modelled at €384,298 from the area baseline, adjusted for condition and location. Asking €392,500 sits €8,202 (2.1%) above — overpriced versus fair value.
Asking €392,500 versus the Pinhal Novo, Palmela, Setúbal area baseline of €569,685 (€2,445/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 79 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 45). Strong amenities and housing-market momentum support a premium to baseline.
Pinhal Novo, Palmela, Setúbal
Area baseline €569,685 + condition +€8,373 + location +€5,920 = modelled fair value of €384,298 (€1,649/m²), a €8,202 (2.1%) gap versus the €392,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · 225afc | Subject | €392,500 | €1,685 | — | 75 | 54 |
| rua Padre José Estevens Dias, 125 | Active | €270,000 | €2,523 | 49.8% | 82 | 54 |
| avenida Natália Correia, 198 | Active | €406,000 | €1,742 | 3.4% | 62 | 52 |
| Pinhal Novo · 4bc678 | Active | €470,000 | €2,017 | 19.7% | 85 | 63 |
| avenida Alexandre Herculano, 12 | Active | €290,000 | €2,014 | 19.6% | 75 | 50 |
| Median comp | €348,000 | €2,016 | 19.6% | 79 | 53 |
Long-term rental This property’s fair value is €384,298, suggesting it is overpriced at €392,500, indicating a lack of potential for long-term rental yields. The current yield is effectively 0%, and the neighborhood rating of 54/100 indicates limited tenant appeal due to rural limitations in infrastructure and amenities. Value-add renovation Although the apartment has a reasonable condition rating of 77/100, investing in renovations may not sufficiently increase the property’s value beyond its overpriced listing compared to its fair value. With a weak neighborhood score and limited tenant quality, the incremental value gained may not justify the renovation costs. Not ideal for: Student housing and the luxury market due to the property being overpriced and located in an area with limited amenities and economic activity.
High Economic and Tenant Instability The property is at significant risk due to an economic stability score of 40/100 and a tenant stability score of 45/100, indicating potential challenges in attracting and retaining 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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