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 133 m², built in 2009, energy rating C. Located on rua do Rosmaninho, Carvalhal parish, Grândola municipality, Setúbal district. This property features direct access to the stunning beaches of the Tróia Peninsula and is surrounded by lush greenery, enhancing its appeal for nature enthusiasts.
The valuation. The asking price of €565,000 is significantly above the fair value of €217,108, representing an overpricing of €347,892, or 61.6%. This indicates that the property is not aligned with the current market valuation.
Fair value modelled at €217,108 from the area baseline, adjusted for condition and location. Asking €565,000 sits €347,892 (61.6%) above — overpriced versus fair value.
Asking €565,000 versus the rua do Rosmaninho area baseline of €447,811 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 79 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 41/100 (Housing Market 40 · Amenities 35 · Economic 45 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
rua do Rosmaninho
Area baseline €447,811 + condition +€13,508 + location -€7,603 = modelled fair value of €217,108 (€1,632/m²), a €347,892 (61.6%) gap versus the €565,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Rosmaninho | Subject | €565,000 | €4,248 | — | 79 | 41 |
| Carvalhal · 90d7f9 | Active | €570,000 | €4,385 | 3.2% | 80 | 51 |
| rua do Zimbro | Active | €775,000 | €7,045 | 65.8% | 80 | 54 |
| Carvalhal · 38acd0 | Active | €549,000 | €5,279 | 24.3% | 80 | 50 |
| Carvalhal · 38aceb | Active | €569,000 | €3,407 | 19.8% | 80 | 53 |
| Median comp | €569,500 | €4,832 | 13.7% | 80 | 52 |
Family rental The property is overpriced at €565,000, significantly exceeding the fair value of €217,108, which suggests limited appeal for families seeking affordable housing. Additionally, the neighbourhood score of 41/100 indicates a lack of desirable amenities that could attract long-term tenants. Buy-and-hold With a gross yield of only 3.8% and a fair value gap of 61.6%, the investment does not present a sound buy-and-hold opportunity at this price point. The property's high asking price is not supported by the semi-rural location and the overall condition rating of 82/100 is not compelling enough to justify this valuation. Value-add renovation Although renovations could potentially enhance the property, the significant gap between the listing price and fair value signifies excessive financial risk. Investing heavily in improvements does not remedy the fundamental issue of the property being overpriced at €565,000, as the local market conditions do not support such a high valuation.
Economic and Tenant Instability The property faces a significant investment risk due to low economic and tenant stability scores of 45/100, indicating potential challenges in rental income and occupancy rates.
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