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.
3-bedroom, 4-bathroom house of 152 m², built in 2025, energy rating B. Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy features: The villa boasts high wooden ceilings and an elegant outdoor lounge area seamlessly integrated with the private pool, perfect for tranquil entertaining. Location advantage: Situated within a prestigious tourist development, ensuring access to exclusive amenities.
The valuation. The asking price of €1,390,000 significantly exceeds the fair value of €245,826, representing an overvaluation of €1,144,174 (82.3%). This property is priced well above market norms, which poses a risk for potential investors.
Fair value modelled at €245,826 from the area baseline, adjusted for condition and location. Asking €1,390,000 sits €1,144,174 (82.3%) above — overpriced versus fair value.
Asking €1,390,000 versus the Carvalhal, Grândola, Setúbal area baseline of €511,784 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 35 · Amenities 45 · Economic 38 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €511,784 + condition +€8,313 + location -€3,862 = modelled fair value of €245,826 (€1,617/m²), a €1,144,174 (82.3%) gap versus the €1,390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 4bbbb6 | Subject | €1,390,000 | €9,145 | — | 76 | 46 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 28.4% | 85 | 44 |
| Carvalhal · ba3a1a | Active | €2,480,000 | €7,294 | 20.2% | 88 | 39 |
| Carvalhal · 1e6686 | Active | €850,000 | €6,250 | 31.7% | 78 | 42 |
| Carvalhal · 4a7d02 | Active | €2,900,000 | €3,201 | 65.0% | 75 | 44 |
| Median comp | €1,715,000 | €6,401 | 30.0% | 82 | 43 |
Long-term rental The property in Carvalhal, Grândola is overpriced at €1,390,000 with a significant gap of 82.3% from its fair value of €245,826, resulting in a low gross yield of 1.7%. Given the rural location and limited economic activities, this strategy may lack the necessary tenant demand to justify such a high investment. Buy-and-hold Investing in this property as a long-term hold is not advisable due to its excessive asking price compared to a fair value of €245,826, creating an 82.3% gap. Furthermore, the lower-quality neighborhood rating of 46/100 suggests that future appreciation or rental growth is unlikely, making this strategy less appealing.
Economic volatility risk The economic stability score of 38/100 indicates a significant risk of economic fluctuations, which could adversely affect tenant demand and property values.
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