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.
2-bedroom, 1-bathroom apartment of 84 m², energy rating E. Located Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Feature: The apartment includes a balcony off the living room, providing additional outdoor space and enhancing the overall living experience in this well-located, central area of Pinhal Novo.
The valuation. The asking price of €205,000 sits significantly above the fair value of €125,500, indicating the property is overpriced by €79,500 (38.8%). This discrepancy suggests a need for negotiation to achieve a more favorable acquisition cost.
Fair value modelled at €125,500 from the area baseline, adjusted for condition and location. Asking €205,000 sits €79,500 (38.8%) above — overpriced versus fair value.
Asking €205,000 versus the Pinhal Novo, Palmela, Setúbal area baseline of €205,380 (€2,445/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 72 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 48/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
Pinhal Novo, Palmela, Setúbal
Area baseline €205,380 + condition -€6,825 + location -€1,067 = modelled fair value of €125,500 (€1,494/m²), a €79,500 (38.8%) gap versus the €205,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · 225b01 | Subject | €205,000 | €2,440 | — | 70 | 48 |
| rua do Monte Novo, 25 | Active | €250,000 | €2,747 | 12.6% | 70 | 51 |
| Pinhal Novo · be94b2 | Active | €284,000 | €3,156 | 29.3% | 70 | 49 |
| Pinhal Novo · 9389aa | Active | €290,000 | €3,085 | 26.4% | 65 | 43 |
| Pinhal Novo · 0019f6 | Active | €265,000 | €2,624 | 7.5% | 70 | 53 |
| Median comp | €274,500 | €2,916 | 19.5% | 70 | 50 |
Value-add renovation The current listing price of €205,000 significantly exceeds the fair value estimate of €125,500, indicating that the property is overpriced. While the potential for enhancement through renovation exists, the substantial gap to fair value suggests that any returns would be limited by the initial overvaluation. Long-term rental A gross yield of 5% may seem attractive, but the valuation indicates that the property is overpriced by 38.8%, which could hinder long-term profit realization. Furthermore, the neighbourhood score of 48/100 suggests lower tenant quality, which raises concerns about rental stability and demand. Not ideal for: Student housing, Luxury market Given its rural location and low urban density, the property is not suitable for student housing or the luxury market, further limiting its appeal. Thus, targeting these segments could lead to suboptimal returns in an already overpriced market.
Economic and Tenant Instability The property faces a high risk due to low economic stability at 40/100 and tenant stability at 50/100, indicating potential challenges in maintaining consistent rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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