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.
5-bedroom, 5-bathroom house of 431 m², energy rating B. Located Pinhal Novo parish, Palmela municipality, Setúbal district. This property features a heated indoor pool, seamlessly connected to a leisure room and garden, providing year-round luxury and wellness opportunities for the entire family.
The valuation. The asking price of €1,950,000 sits €124,416 (6.8%) above the fair value of €1,825,584. The property is thus assessed as fair. Buy-to-flip angle. A buy-to-flip strategy could capitalize on the luxurious finishes and strong market demand, targeting a resale price that reflects the high-quality materials used throughout. Buy-to-let angle. With an estimated rental income of €6,500/month, the gross yield of 4% provides a stable return, making this property appealing for long-term rental in the mixed-economy area.
Fair value modelled at €1,825,584 from 6 comparable sales in the area. Asking €1,950,000 sits €124,416 (6.8%) above — overpriced versus fair value.
Asking €1,950,000 versus the Pinhal Novo, Palmela, Setúbal area baseline of €1,455,974 (€3,378/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €1,455,974, adjusted for condition and micro-location, gives a modelled fair value of €1,825,584 (€4,236/m²), a €124,416 (6.8%) gap versus the €1,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · 86ca07 | Subject | €1,950,000 | €4,524 | — | 87 | 49 |
| Pinhal Novo · b32976 | Active | €1,050,000 | €4,375 | 3.3% | 73 | 47 |
| Pinhal Novo · 6ebcf7 | Active | €1,050,000 | €4,375 | 3.3% | 78 | 46 |
| Pinhal Novo · 6c79b8 | Active | €1,050,000 | €4,375 | 3.3% | 75 | 56 |
| estrada das Carrascas, 1 | Active | €1,250,000 | €2,572 | 43.2% | 78 | 54 |
| Median comp | €1,050,000 | €4,375 | 3.3% | 77 | 51 |
Value-add renovation The property, while in fair condition at an 85/100 rating, presents a unique opportunity for value-add renovation given the modest gap of 6.8% from its fair value of €1,825,584. Enhancements in the property could significantly elevate both its appeal and rental yield in a mixed economy setting influenced by industrial activity. Long-term rental With a gross yield of 4% and a fair valuation, this property is reasonably positioned for long-term rental returns, especially in an area with mixed economic influences from nearby industrial activities. However, the neighborhood's rating of 49/100 may affect tenant quality and rental demand over time. Not ideal for luxury market The property does not align well with luxury market expectations, primarily due to its current condition and neighborhood rating. Potential buyers should consider this as a factor in assessing its marketability within higher-end segments. Not ideal for student housing Given the neighborhood’s lower rating of 49/100, this property may not effectively cater to the demands of the student housing market. The proximity to industrial areas may deter students seeking vibrant social and academic environments.
Tenant turnover risk: With a tenant stability score of 45/100, there is a significant risk of frequent tenant turnover, which can lead to increased vacancy rates and higher expenses associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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