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 114 m² on the 2nd floor, built in 2003, energy rating C. Located on rua 25 de Abril, 60, Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy features: The apartment features oscillating-casement windows for enhanced thermal and acoustic comfort, and a spacious living room with a fireplace, perfect for cozy gatherings.
The valuation. The asking price of €300,000 is €21,741 (7.8%) above the fair value of €278,259. This positions the property as reasonably priced in the current market.
Fair value modelled at €278,259 from 6 comparable sales in the area. Asking €300,000 sits €21,741 (7.8%) above — overpriced versus fair value.
Asking €300,000 versus the rua 25 de Abril, 60 area baseline of €258,807 (€2,270/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 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 €258,807, adjusted for condition and micro-location, gives a modelled fair value of €278,259 (€2,441/m²), a €21,741 (7.8%) gap versus the €300,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril, 60 | Subject | €300,000 | €2,632 | — | 72 | 55 |
| Pinhal Novo · ade5ca | Active | €365,000 | €3,017 | 14.6% | 73 | 58 |
| rua São Francisco Xavier | Active | €279,000 | €2,268 | 13.8% | 60 | 56 |
| Pinhal Novo · 19f494 | Active | €335,000 | €2,991 | 13.7% | 70 | 54 |
| avenida Natália Correia, 198 | Active | €406,000 | €1,742 | 33.8% | 62 | 52 |
| Median comp | €350,000 | €2,630 | 0.1% | 66 | 55 |
Long-term rental The property in Pinhal Novo offers a gross yield of 3.8%, which is moderate given its fair valuation of €300,000. While it may attract long-term tenants due to its basic amenities, the peripheral location indicates potential challenges in tenant quality and market demand. Value-add renovation With a current condition score of 71/100, there is room for improvement through renovations that could enhance tenant appeal and potentially increase rental yields. Given the fair value assessment at €278,259, strategic upgrades could create value, but caution should be exercised due to the neighbourhood's overall score of 55/100, which reflects some limitations in local amenities and demand.
Economic Vulnerability With an economic stability score of 45/100, the property faces a heightened risk of economic downturns impacting tenant retention and potential rental income. Tenant Instability The tenant stability score of 55/100 indicates a potential risk of turnover, which could lead to increased vacancy rates and rental income fluctuations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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