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 119 m² on the 3rd floor, built in 1996, energy rating D. Located on rua Dom Francisco de Almeida, 23, Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: This apartment includes a common living room with a fireplace and offers good balconies, enhancing the living experience despite the absence of an elevator.
The valuation. The asking price of €311,000 is significantly above the fair value of €254,790, indicating the property is overpriced by €56,210 (22.1%). This discrepancy prompts a careful evaluation before proceeding with any purchase.
Fair value modelled at €254,790 from 6 comparable sales in the area. Asking €311,000 sits €56,210 (22.1%) above — overpriced versus fair value.
Asking €311,000 versus the rua Dom Francisco de Almeida, 23 area baseline of €242,167 (€2,035/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €242,167, adjusted for condition and micro-location, gives a modelled fair value of €254,790 (€2,141/m²), a €56,210 (22.1%) gap versus the €311,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom Francisco de Almeida, 23 | Subject | €311,000 | €2,613 | — | 65 | 47 |
| urbanização Vila S | Active | €406,000 | €1,742 | 33.3% | 70 | 52 |
| Pinhal Novo · d7498b | Active | €279,900 | €3,010 | 15.2% | 75 | 58 |
| rua São Francisco Xavier | Active | €279,000 | €2,268 | 13.2% | 60 | 56 |
| rua 25 de Abril | Active | €385,000 | €1,598 | 38.9% | 70 | 51 |
| Median comp | €332,450 | €2,005 | 23.3% | 70 | 54 |
Long-term rental Given the significant gap of 22.1% above fair value, the long-term rental strategy may not yield satisfactory returns. With a gross yield of only 3.5% and a condition rating of 68/100, the property presents higher financial risk for investors seeking stability in rental income. Buy-and-hold While the buy-and-hold strategy often aims for appreciation over time, this property is currently overpriced relative to its fair market value. The rural nature of Pinhal Novo, coupled with a low neighborhood rating of 47/100, suggests limited potential for significant value growth or demand in the future.
Tenant turnover risk With a tenant stability score of 55/100, there may be a moderate risk of turnover, potentially leading to increased vacancy rates and associated costs for the property owner.
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