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, 2-bathroom house of 144 m², energy rating D. Located Pinhal Novo parish, Palmela municipality, Setúbal district. This property features a 200m² warehouse and a water well, enhancing its utility for storage and irrigation within the expansive 5043m² plot.
The valuation. The asking price of €620,000 sits significantly above fair value at €483,915, with a discrepancy of €136,085 (28.1%). This valuation indicates that the property is overpriced. Buy-to-flip angle. A buy-and-flip strategy may be challenging given the current asking price; achieving substantial profit would require substantial renovations to justify a higher resale value. Buy-to-let angle. With an estimated gross yield of 2.9% based on expected rental income of €1,498/month, long-term rental could provide steady cash flow, though the yield suggests limited profitability in a competitive rental market.
Fair value modelled at €483,915 from 6 comparable sales in the area. Asking €620,000 sits €136,085 (28.1%) above — overpriced versus fair value.
Asking €620,000 versus the Pinhal Novo, Palmela, Setúbal area baseline of €507,794 (€3,526/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 55/100 is below the parish average, reducing 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 €507,794, adjusted for condition and micro-location, gives a modelled fair value of €483,915 (€3,361/m²), a €136,085 (28.1%) gap versus the €620,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Pinhal Novo · c498fa | Subject | €620,000 | €4,306 | — | 60 | 58 |
| Pinhal Novo · be95dd | Active | €745,000 | €3,514 | 18.4% | 65 | 49 |
| rua Salgueiro Maia | Active | €449,000 | €2,314 | 46.2% | 55 | 54 |
| rua Manuel Maria Barbosa Du Bocage | Active | €595,000 | €3,864 | 10.3% | 65 | 49 |
| Pinhal Novo · 468094 | Active | €465,000 | €3,207 | 25.5% | — | 53 |
| Median comp | €530,000 | €3,361 | 21.9% | 65 | 51 |
Long-term rental The current asking price of €620,000 presents a significant gap of 28.1% above the fair value of €483,915, making this investment unappealing for long-term rental strategies. With a gross yield of only 2.9% and a neighbourhood quality score of 58/100, the potential returns do not justify the high purchase price. Buy-and-hold As a buy-and-hold opportunity, this property is overpriced at €620,000, which exceeds the fair value by 28.1%. Given the inferior condition rating of 55/100 and the low yield of 2.9%, this investment lacks the essential characteristics typically sought for long-term holdings. Value-add renovation The property is listed at €620,000, significantly above the fair value of €483,915, thus presenting challenges for a value-add renovation strategy. While improvements could enhance its condition, the high entry price relative to market expectations limits the potential for realizing a profitable return on investment.
Increased vacancy risk With an Economic Stability score of 55/100 and a Tenant Stability score of 60/100, the property indicates a higher likelihood of tenant turnover and potential vacancies, which can lead to reduced cash flow and profitability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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