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.
2-bedroom, 1-bathroom apartment of 75 m² on the 1st floor, built in 1981, energy rating D. Located on avenida Alexandre Herculano, Pinhal Novo parish, Palmela municipality, Setúbal district. Noteworthy Features: This apartment boasts high ceilings and traditional parquet flooring, enhancing its mid-century charm and creating a spacious feel in each room.
The valuation. The asking price of €269,000 is €34,634 (14.8%) above the fair value of €234,366, indicating that the property is overpriced. This price discrepancy suggests potential challenges in achieving a profitable exit.
Fair value modelled at €234,366 from 6 comparable sales in the area. Asking €269,000 sits €34,634 (14.8%) above — overpriced versus fair value.
Asking €269,000 versus the avenida Alexandre Herculano area baseline of €221,597 (€2,955/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €221,597, adjusted for condition and micro-location, gives a modelled fair value of €234,366 (€3,125/m²), a €34,634 (14.8%) gap versus the €269,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Alexandre Herculano | Subject | €269,000 | €3,587 | — | 65 | 52 |
| Pinhal Novo · 0019f6 | Active | €265,000 | €2,624 | 26.8% | 70 | 53 |
| rua Gago Coutinho e Sacadura Cabral, 103 | Active | €279,900 | €3,683 | 2.7% | 65 | 58 |
| urbanização Salgueirinha Centro | Active | €283,000 | €2,830 | 21.1% | 70 | 53 |
| Pinhal Novo · cbc066 | Active | €277,000 | €3,420 | 4.7% | 72 | 54 |
| Median comp | €278,450 | €3,125 | 12.9% | 70 | 54 |
Long-term rental The 2-bed apartment in Pinhal Novo is currently overpriced at €269,000, exceeding its fair value of €234,366 by 14.8%. With a gross yield of only 3.3% and a neighborhood rating of 52/100, the property does not align with ideal long-term investment criteria. Buy-and-hold While the Pinhal Novo apartment may seem appealing due to its proximity to Setúbal, its current price reflects an overvaluation. Holding onto this property could result in suboptimal returns given its condition of 68/100 and overall neighborhood quality, which is below average. Not ideal for Given the property's market status, it is not a sound investment for the luxury market or for short-term vacation rentals. The combination of overpricing and lackluster yields makes it unsuitable for both strategies.
Economic Vulnerability The property faces a risk with an economic stability score of 50/100, indicating potential exposure to economic downturns that could affect tenant retention and rental income.**
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
