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 penthouse of 308 m², built in 2006. Located Grândola e Santa Margarida da Serra parish, Grândola municipality, Setúbal district. Unique feature: The penthouse includes exclusive access via a private elevator connecting directly to the garage, providing unparalleled convenience and privacy in an urban setting. Condição: A propriedade está em boas condições, com mínimos sinais de desgaste. Valoração: ao preço justo.
The valuation. The asking price of €775,000 is significantly above fair value at €511,069, representing an overvaluation of €263,931 (34.1%). This indicates the property is overpriced in the current market context.
Fair value modelled at €511,069 from the area baseline, adjusted for condition and location. Asking €775,000 sits €263,931 (34.1%) above — overpriced versus fair value.
Asking €775,000 versus the Grândola e Santa Margarida da Serra, Grândola, Setúbal area baseline of €823,900 (€2,675/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 38/100 (Housing Market 30 · Amenities 35 · Economic 35 · Tenant Quality 30). Softer demand indicators apply a discount to baseline.
Grândola e Santa Margarida da Serra, Grândola, Setúbal
Area baseline €823,900 + condition +€6,738 + location -€25,428 = modelled fair value of €511,069 (€1,659/m²), a €263,931 (34.1%) gap versus the €775,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Grândola e Santa Margarida da Serra · 001ae3 | Subject | €775,000 | €2,516 | — | 74 | 38 |
| praça Marquês de Pombal | Active | €399,000 | €3,800 | 51.0% | 68 | 53 |
| Grândola e Santa Margarida da Serra · 96c59a | Active | €660,000 | €2,300 | 8.6% | 72 | 40 |
| praça António Abílio Camacho, 6 | Active | €399,000 | €4,640 | 84.4% | 72 | 47 |
| Grândola e Santa Margarida da Serra · 956eaf | Active | €2,500,000 | €13,158 | 422.9% | 80 | 44 |
| Median comp | €529,500 | €4,220 | 67.7% | 72 | 46 |
Buy-and-hold The property is overpriced at €775,000 compared to the fair value of €511,069, suggesting that long-term capital appreciation potential is severely limited. Rental yield is nonexistent, making it an unsuitable choice for a buy-and-hold investment strategy. Value-add renovation While a value-add renovation strategy could improve the property’s condition and potentially enhance its value, the current pricing suggests that the property is overpriced by 34.1%. Given the low neighborhood rating and the lack of rental yield, the financial viability of such renovations remains questionable. Not ideal for Short-term rental, Student housing, Luxury market
High Rental Default Risk The low tenant stability score of 30/100 indicates a significant likelihood of rental defaults, which could jeopardize cash flow.
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
