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, 2-bathroom apartment of 104 m², built in 2009, energy rating B. Located Carvalhal parish, Grândola municipality, Setúbal district. This apartment features direct ocean views from the generous balcony and benefits from access to hotel amenities, including weekly cleaning services for enhanced convenience.
The valuation. The asking price of €549,000 is significantly above the fair value of €172,140, representing a discrepancy of €376,861 (68.6%). This property is clearly overpriced in the current market. Buy-to-flip angle. A buy-and-flip strategy for this apartment would involve renovations leveraging its high-quality materials, aimed at attracting buyers willing to pay a premium over the purchase price. The anticipated resale would need to exceed the current asking price substantially to justify the investment. Buy-to-let angle. With an estimated gross yield of 4%, generating approximately €1,830 per month, this property could be positioned as a long-term rental. Targeting families in the nearby mixed neighborhood could help stabilize rental income despite market fluctuations.
Fair value modelled at €172,140 from the area baseline, adjusted for condition and location. Asking €549,000 sits €376,861 (68.6%) above — overpriced versus fair value.
Asking €549,000 versus the Carvalhal, Grândola, Setúbal area baseline of €350,168 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 80 · Materials 82 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 50/100 (Housing Market 50 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €350,168 + condition +€6,987 + location +€0 = modelled fair value of €172,140 (€1,655/m²), a €376,861 (68.6%) gap versus the €549,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 38acd0 | Subject | €549,000 | €5,279 | — | 80 | 50 |
| Carvalhal · 38aceb | Active | €569,000 | €3,407 | 35.5% | 80 | 53 |
| alameda do Pinherio Manso | Active | €560,000 | €3,218 | 39.0% | 80 | 50 |
| rua do Rosmaninho | Active | €565,000 | €4,248 | 19.5% | 79 | 41 |
| Carvalhal · 90d7f9 | Active | €570,000 | €4,385 | 16.9% | 80 | 51 |
| Median comp | €567,000 | €3,828 | 27.5% | 80 | 51 |
Long-term rental The property is overpriced at €549,000 with a significant gap of 68.6% compared to the fair value of €172,140, making long-term rental an unideal investment. The gross yield of 4% does not justify the cost, especially given the average condition of the property and the neighborhood's low rating of 50/100. Buy-and-hold Acquiring this property as a buy-and-hold investment is not advisable due to its substantial overpricing, which limits the potential for substantial capital appreciation. The property’s yield and condition, along with the underwhelming neighborhood quality, suggest that long-term value growth would be challenging. Family rental Investing in this property for family rental purposes is impractical, considering its significant overvaluation at €549,000. With a lack of appealing amenities and a neighborhood rating of just 50/100, it is unlikely to attract families seeking a desirable rental home.
Economic Instability Risk The low economic stability score of 40/100 indicates a heightened risk of market fluctuations that could negatively impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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