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 130 m², built in 2008, energy rating C. Located Carvalhal parish, Grândola municipality, Setúbal district. Unique Feature: This apartment offers a distinctive hotel-style operation with professional tourist management, allowing for effortless monetization alongside personal enjoyment in a top-tier location. Outdoor Access: Direct beach access enhances the allure of living in this exclusive community.
The valuation. The asking price of €570,000 sits €346,484 (60.8%) above the fair value of €223,516, indicating that the property is overpriced.
Fair value modelled at €223,516 from the area baseline, adjusted for condition and location. Asking €570,000 sits €346,484 (60.8%) above — overpriced versus fair value.
Asking €570,000 versus the Carvalhal, Grândola, Setúbal area baseline of €223,600 (€1,720/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 51/100 (Housing Market 55 · Amenities 45 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €223,600 + condition +€16,250 + location +€826 = modelled fair value of €223,516 (€1,719/m²), a €346,484 (60.8%) gap versus the €570,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 90d7f9 | Subject | €570,000 | €4,385 | — | 80 | 51 |
| rua do Rosmaninho | Active | €565,000 | €4,248 | 3.1% | 79 | 41 |
| rua do Zimbro | Active | €775,000 | €7,045 | 60.7% | 80 | 54 |
| Carvalhal · 38acd0 | Active | €549,000 | €5,279 | 20.4% | 80 | 50 |
| rua Doutor Armando Lopes, 5 | Active | €555,000 | €3,227 | 26.4% | 72 | 49 |
| Median comp | €560,000 | €4,764 | 8.6% | 80 | 50 |
Long-term rental This property is overpriced at €570,000, with a fair value of only €223,516, indicating a significant discrepancy of 60.8%. The gross yield of 3.7% paired with a neighborhood score of 51/100 suggests limited rental appeal and tenant quality, making it a poor candidate for long-term rental investment. Buy-and-hold Given its fair value of €223,516 against the listing price of €570,000, this property is certainly overpriced and represents a 60.8% gap. The combination of a low gross yield of 3.7% and subpar neighborhood amenities indicates that holding this asset could yield disappointing returns over time. Value-add renovation The high listing price of €570,000, which exceeds the fair value by 60.8%, suggests that this property is overpriced and not a sound investment for value-add renovations. While the apartment is in relatively good condition (85/100), the surrounding neighborhood's lack of desirability (51/100) severely limits potential price appreciation post-renovation.
Tenant turnover risk The relatively low tenant stability score of 55/100 indicates a higher risk of turnover, which could lead to increased vacancy rates and potential loss of rental income.
