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 121 m² on the 1st floor, built in 1987, energy rating C. Located Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: The apartment benefits from a private balcony offering tranquil views, perfect for outdoor relaxation, and features efficient air conditioning for year-round comfort.
The valuation. The asking price of €365,000 is significantly above the fair value of €259,072, representing an overpricing of €105,928, or 40.9%. This property is not a sound investment based on its current market valuation.
Fair value modelled at €259,072 from 6 comparable sales in the area. Asking €365,000 sits €105,928 (40.9%) above — overpriced versus fair value.
Asking €365,000 versus the Pinhal Novo, Palmela, Setúbal area baseline of €226,116 (€1,869/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 €226,116, adjusted for condition and micro-location, gives a modelled fair value of €259,072 (€2,141/m²), a €105,928 (40.9%) gap versus the €365,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · ade5ca | Subject | €365,000 | €3,017 | — | 73 | 58 |
| rua São Francisco Xavier | Active | €279,000 | €2,268 | 24.8% | 60 | 56 |
| rua Dom Francisco de Almeida, 26 | Active | €324,900 | €2,372 | 21.4% | 85 | 53 |
| avenida Alexandre Herculano, 12 | Active | €290,000 | €2,014 | 33.2% | 75 | 50 |
| rua Padre José Estevens Dias, 125 | Active | €270,000 | €2,523 | 16.3% | 82 | 54 |
| Median comp | €284,500 | €2,320 | 23.1% | 79 | 54 |
Long-term rental Given the 3.2% gross yield and a listing price significantly above the fair value, this property does not present a compelling opportunity for long-term rental. With a neighborhood score of 58/100, tenant demand may not justify the elevated cost. Buy-and-hold Investing in this property as a buy-and-hold strategy appears questionable, as it is priced 40.9% above fair value. The conditional rating of 74/100 suggests some potential for appreciation, but it is unlikely to counteract the current overvaluation. Family rental This property, while functional for family rental, is overpriced when considering its fair market value and yield potential. With a neighborhood rating suggesting average amenities, the cost may deter prospective tenants looking for more affordable options.
Low Economic Stability Risk With an economic stability score of 50/100, there is a significant risk of market fluctuations negatively impacting property values and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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