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 110 m², built in 2003, energy rating D. Located on rua Francisco Caçoete Romão, 20, Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: This well-maintained apartment includes a versatile third bedroom, ideal for an office or guest room, and features a spacious storage room enhancing practical living space.
The valuation. The asking price of €275,000 is significantly above its fair value of €226,350, resulting in a difference of €48,650 (21.5%). This property is consequently considered overpriced.
Fair value modelled at €226,350 from 6 comparable sales in the area. Asking €275,000 sits €48,650 (21.5%) above — overpriced versus fair value.
Asking €275,000 versus the rua Francisco Caçoete Romão, 20 area baseline of €209,859 (€1,908/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €209,859, adjusted for condition and micro-location, gives a modelled fair value of €226,350 (€2,058/m²), a €48,650 (21.5%) gap versus the €275,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Francisco Caçoete Romão, 20 | Subject | €275,000 | €2,500 | — | 72 | 48 |
| rua dos Combatentes da Grande Guerra, 4 | Active | €269,000 | €2,102 | 15.9% | 72 | 44 |
| rua Dom Sancho I | Active | €240,000 | €2,353 | 5.9% | 65 | 53 |
| avenida Alexandre Herculano, 12 | Active | €290,000 | €2,014 | 19.4% | 75 | 50 |
| Pinhal Novo · 90d846 | Active | €410,000 | €1,847 | 26.1% | 70 | 50 |
| Median comp | €279,500 | €2,058 | 17.7% | 71 | 50 |
Long-term rental The 2-bed apartment in Pinhal Novo is currently listed at €275,000, which is 21.5% above its fair value of €226,350, asserting that the property is overpriced. With a gross yield of only 3.5%, it does not make for an attractive long-term rental investment given the limited local amenities and employment options. Buy-and-hold Investing in this property for a buy-and-hold strategy poses significant risk, as it is overpriced and shows a gap of 21.5% against fair value. The 70/100 condition rating may offer some appeal, but the overall low tenant quality and neighbourhood score of 48/100 do not support a value enhancement over time.
Economic Instability Risk With an economic stability score of 45/100, the investment faces increased risk of market fluctuations impacting rental income and property value.
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