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 100 m² on the 1st floor, built in 1996, energy rating D. Located on urbanização Salgueirinha Centro, Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: The apartment includes both a closed balcony for additional living space and an open balcony, enhancing outdoor accessibility in a quiet neighborhood.**
The valuation. The asking price of €283,000 is slightly above the fair value of €275,092, reflecting a premium of €7,908 (2.9%). This positions the property fairly in the market, justifying cautious interest from potential investors.
Fair value modelled at €275,092 from 6 comparable sales in the area. Asking €283,000 sits €7,908 (2.9%) above — overpriced versus fair value.
Asking €283,000 versus the urbanização Salgueirinha Centro area baseline of €238,672 (€2,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €238,672, adjusted for condition and micro-location, gives a modelled fair value of €275,092 (€2,751/m²), a €7,908 (2.9%) gap versus the €283,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Salgueirinha Centro | Subject | €283,000 | €2,830 | — | 70 | 53 |
| Pinhal Novo · f362ff | Active | €279,000 | €2,683 | 5.2% | 75 | 49 |
| Pinhal Novo · 0019f6 | Active | €265,000 | €2,624 | 7.3% | 70 | 53 |
| rua Dom Sancho I S / N | Active | €259,000 | €3,597 | 27.1% | 78 | 50 |
| rua de Cabo Verde | Active | €265,000 | €2,819 | 0.4% | — | 55 |
| Median comp | €265,000 | €2,751 | 2.8% | 75 | 52 |
Long-term rental The property offers a gross yield of 3.3%, which aligns well with the average returns in suburban areas. Given its fair value positioning, long-term rental could provide adequate cash flow without significant appreciation expectations. Buy-and-hold With a small gap to fair value at 2.9%, this property is suitable for a buy-and-hold strategy, especially given its decent condition rating of 74/100. However, potential investors should be aware that the limited neighborhood score of 53/100 may deter future investment prospects. Family rental The property's proximity to Setúbal may attract families looking for suburban living, even though amenities heavily depend on nearby urban areas. With the current valuation at fair market levels, it may serve adequately as a family rental but lacks the strong attractiveness of higher-rated neighborhoods.
Tenant turnover risk The combination of a tenant stability score of 60/100 and an economic stability score of 50/100 indicates a higher likelihood of tenant turnover, which could negatively impact rental income and operational stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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