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, 2-bathroom apartment of 72 m² on the 1st floor, built in 1980, energy rating B. Located Pinhal Novo parish, Palmela municipality, Setúbal district. The apartment features PVC double-glazed windows and air conditioning units in both bedrooms and the living room, enhancing energy efficiency and comfort year-round.
The valuation. The asking price of €254,500 exceeds the fair value of €187,693 by €66,807 (35.6%). This indicates the property is overpriced in the current market.
Fair value modelled at €187,693 from 6 comparable sales in the area. Asking €254,500 sits €66,807 (35.6%) above — overpriced versus fair value.
Asking €254,500 versus the Pinhal Novo, Palmela, Setúbal area baseline of €169,727 (€2,357/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 65/100 is below the parish average, reducing 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 €169,727, adjusted for condition and micro-location, gives a modelled fair value of €187,693 (€2,607/m²), a €66,807 (35.6%) gap versus the €254,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · 6a9481 | Subject | €254,500 | €3,535 | — | 68 | 48 |
| praceta do Chefe de Lanço, 98 | Active | €360,000 | €2,449 | 30.7% | 72 | 44 |
| rua dos Combatentes da Grande Guerra S / N | Active | €295,000 | €3,172 | 10.3% | 74 | 49 |
| rua do Fogueiro S / N | Active | €455,000 | €2,395 | 32.3% | 85 | 52 |
| rua José Saramago, 26 | Active | €260,000 | €2,889 | 18.3% | 70 | 49 |
| Median comp | €327,500 | €2,669 | 24.5% | 73 | 49 |
Long-term rental The property is currently overpriced by 35.6% compared to its fair value, limiting its potential for long-term rental profitability. At a gross yield of 3.4%, this investment fails to meet the return thresholds typically sought by long-term rental investors. Value-add renovation Given the high price relative to fair value, investing in renovation may not yield sufficient returns to justify the initial outlay. The property's condition rating of 65/100 suggests it requires updates, but the initial investment combined with its overpriced status makes this strategy less appealing.
Economic Vulnerability With an economic stability score of 40/100, there is a significant risk of potential declines in property value or rental income due to adverse economic conditions. Tenant Instability The tenant stability score of 60/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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