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, 3-bathroom house of 103 m², energy rating B. Located Melides parish, Grândola municipality, Setúbal district. This property boasts a spacious outdoor leisure area, perfect for family gatherings, and features a modern kitchen and bathrooms recently updated to contemporary standards.
The valuation. The asking price of €530,750 is significantly above the fair value of €148,814, placing it at €381,936 (72.0%) overpriced. This discrepancy suggests limited potential for appreciation while likely deterring investor interest.
Fair value modelled at €148,814 from the area baseline, adjusted for condition and location. Asking €530,750 sits €381,936 (72.0%) above — overpriced versus fair value.
Asking €530,750 versus the Melides, Grândola, Setúbal area baseline of €264,195 (€2,565/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 70 · Materials 72 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 40/100 (Housing Market 35 · Amenities 45 · Economic 35 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
Melides, Grândola, Setúbal
Area baseline €264,195 + condition -€8,208 + location -€6,543 = modelled fair value of €148,814 (€1,445/m²), a €381,936 (72.0%) gap versus the €530,750 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · 38a091 | Subject | €530,750 | €5,153 | — | 70 | 40 |
| Melides · 956bcd | Active | €1,450,000 | €13,426 | 160.6% | 80 | 48 |
| Melides · 483bb0 | Active | €1,800,000 | €6,122 | 18.8% | — | 51 |
| Melides · 65a6f9 | Active | €650,000 | €3,171 | 38.5% | 72 | 44 |
| Melides · b7b641 | Active | €525,000 | €5,526 | 7.2% | — | 44 |
| Median comp | €1,050,000 | €5,824 | 13.0% | 76 | 46 |
Long-term rental The property priced at €530,750 presents a significant gap of 72.0% compared to the fair value of €148,814, indicating it is overpriced. With a gross yield of only 3.1% and a neighborhood rating of 40/100, this investment might not generate adequate returns compared to other opportunities in the region. Buy-and-hold Investing in this property at the current market price of €530,750 may pose a risk as it is evaluated to be overpriced by 72.0% relative to its fair value of €148,814. The relatively low condition score of 70/100 and a weak neighborhood rating suggest limited potential for appreciation in value over time.
Low Tenant Retention Risk The low tenant stability score of 45/100 suggests a potential for high tenant turnover, which can lead to increased leasing costs and vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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