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.
6-bedroom, 5-bathroom house of 355 m², built in 2003, energy rating C. Located on avenida do Montado, Poceirão e Marateca parish, Palmela municipality, Setúbal district. This property boasts an impressive 7-meter ceiling height in the living area, enhancing its spacious feel and luxury ambiance, along with a private game room in the mezzanine.
The valuation. The asking price of €1,300,000 is significantly above the fair value of €1,020,534, representing an overvaluation of €279,466 (27.4%). The property is overpriced in the current market context.
Fair value modelled at €1,020,534 from 6 comparable sales in the area. Asking €1,300,000 sits €279,466 (27.4%) above — overpriced versus fair value.
Asking €1,300,000 versus the avenida do Montado area baseline of €803,675 (€2,264/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €803,675, adjusted for condition and micro-location, gives a modelled fair value of €1,020,534 (€2,875/m²), a €279,466 (27.4%) gap versus the €1,300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Montado | Subject | €1,300,000 | €3,662 | — | 73 | 57 |
| rua Manuel Carromeu S / N | Active | €1,490,000 | €4,967 | 35.6% | 77 | 51 |
| Poceirão e Marateca · 49b7e9 | Active | €459,900 | €1,226 | 66.5% | — | 42 |
| Poceirão e Marateca · 4a7ea0 | Active | €472,000 | €3,168 | 13.5% | — | 46 |
| Palmela · b7c377 | Active | €700,000 | €3,196 | 12.7% | 70 | 54 |
| Median comp | €586,000 | €3,182 | 13.1% | 74 | 49 |
Long-term rental The property is overpriced with a significant gap of 27.4% compared to its fair value, which limits the potential for positive cash flow in a long-term rental strategy. Additionally, the low gross yield of 2.2% suggests that the returns may not justify the initial investment in this rural Alentejo location with limited economic activity. Buy-and-hold With a fair value of €1,020,534 and current listing at €1,300,000, this property appears overpriced, potentially restraining long-term capital appreciation. Furthermore, the mediocre neighbourhood score of 57/100 raises concerns about future demand for resale, making it a less attractive option for a buy-and-hold investment strategy.
High Economic Risk The economic stability score of 35/100 indicates a fragile economic environment that could jeopardize the property's long-term value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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