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 112 m², built in 2003, energy rating C. Located Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: The apartment's sunroom not only offers stunning panoramic views but also enhances natural light throughout the space, creating an inviting atmosphere for relaxation or entertaining.
The valuation. The asking price of €335,000 exceeds the fair value of €262,685 by €72,315, representing a 27.5% overvaluation. This property is priced above its intrinsic worth, which may deter potential buyers.
Fair value modelled at €262,685 from 6 comparable sales in the area. Asking €335,000 sits €72,315 (27.5%) above — overpriced versus fair value.
Asking €335,000 versus the Pinhal Novo, Palmela, Setúbal area baseline of €235,307 (€2,101/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €235,307, adjusted for condition and micro-location, gives a modelled fair value of €262,685 (€2,345/m²), a €72,315 (27.5%) gap versus the €335,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · 19f494 | Subject | €335,000 | €2,991 | — | 70 | 54 |
| Pinhal Novo · ade5ca | Active | €365,000 | €3,017 | 0.9% | 73 | 58 |
| avenida Alexandre Herculano, 12 | Active | €290,000 | €2,014 | 32.7% | 75 | 50 |
| rua Padre José Estevens Dias, 125 | Active | €270,000 | €2,523 | 15.6% | 82 | 54 |
| rua São Francisco Xavier | Active | €279,000 | €2,268 | 24.2% | 60 | 56 |
| Median comp | €284,500 | €2,396 | 19.9% | 74 | 55 |
Long-term rental The current pricing for this property suggests an inflated market relation, with a significant gap of 27.5% above the fair value of €262,685. A gross yield of 3.4% indicates that long-term rental returns may not justify the initial investment cost. Buy-and-hold This property is priced at €335,000, considerably above its calculated fair value, which diminishes its appeal for a buy-and-hold investment strategy. Given the rental yield of 3.4%, the expected appreciation might not compensate for the higher entry price and risk of market correction. Value-add renovation Although the property has potential for renovation, its current price reflects a significant overvaluation, leaving less margin for improvement and return on investment. The combined challenges of a 73/100 property condition and 54/100 neighbourhood rating suggest that the returns from value-add improvements may not meet the costs involved due to its overpriced status.
Low Tenant Stability Risk: With a tenant stability score of 55/100, there is a moderate risk of turnover and vacancy, which could affect rental income stability and overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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