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.
6-bedroom, 3-bathroom house of 205 m². Located Melides parish, Grândola municipality, Setúbal district. The property boasts a fully equipped kitchen with modern appliances and has an active Local Accommodation license, enhancing its rental potential in the desirable village of Melides.
The valuation. The asking price of €650,000 is significantly above its fair value of €324,133, implying an overpricing of €325,867 (50.1%). This discrepancy suggests potential challenges for investors seeking a tangible return. Buy-to-flip angle. A buy-and-flip strategy would be unwise given the considerable overvaluation, which would likely hinder any profitable resale efforts in the current market conditions. Buy-to-let angle. The rental income strategy would also prove ineffective, as the gross yield is currently 0% without any expected cash flow, deterring investment in this property for long-term rental purposes.
Fair value modelled at €324,133 from the area baseline, adjusted for condition and location. Asking €650,000 sits €325,867 (50.1%) above — overpriced versus fair value.
Asking €650,000 versus the Melides, Grândola, Setúbal area baseline of €325,540 (€1,588/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 72 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 44/100 (Housing Market 35 · Amenities 50 · Economic 38 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Melides, Grândola, Setúbal
Area baseline €325,540 + condition +€6,406 + location -€7,813 = modelled fair value of €324,133 (€1,581/m²), a €325,867 (50.1%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · 65a6f9 | Subject | €650,000 | €3,171 | — | 72 | 44 |
| rua Vitorino Batista S / N | Active | €330,000 | €2,619 | 17.4% | — | 45 |
| Santo André · 0dcfa8 | Active | €950,000 | €8,559 | 169.9% | — | 46 |
| Santo André · 4a7e4a | Active | €598,500 | €2,920 | 7.9% | 75 | 37 |
| Grândola e Santa Margarida da Serra · 956eaf | Active | €2,500,000 | €13,158 | 315.0% | 80 | 44 |
| Median comp | €774,250 | €5,740 | 81.0% | 78 | 45 |
Long-term rental The property is overpriced by 50.1% compared to its fair value of €324,133, which severely compromises potential returns. Given the absence of gross yield and a low neighbourhood score of 44/100, this strategy lacks financial viability in the long run. Buy-and-hold With a fair value significantly lower than the listing price, the property does not align with successful buy-and-hold strategies. The combination of a low condition score of 77/100 and distant amenities further detracts from its long-term investment potential.
Economic Downturn Risk The low economic stability score of 38/100 suggests a heightened likelihood of market volatility, which could lead to decreased tenant demand and rental income instability.
