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.
4-bedroom, 4-bathroom villa of 340 m², energy rating B. Located Carvalhal parish, Grândola municipality, Setúbal district. This villa features a second pavilion designed as an independent suite, perfect for guests or staff, enhancing privacy while maintaining luxurious comfort.
The valuation. The asking price of €2,480,000 is significantly above fair value, which is assessed at €558,664. The €1,921,336 disparity represents a 77.5% overprice, indicating that this villa is not a financially sound investment at its current listing.
Fair value modelled at €558,664 from the area baseline, adjusted for condition and location. Asking €2,480,000 sits €1,921,336 (77.5%) above — overpriced versus fair value.
Asking €2,480,000 versus the Carvalhal, Grândola, Setúbal area baseline of €1,144,780 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 88 · Materials 90 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 39/100 (Housing Market 30 · Amenities 25 · Economic 30 · Tenant Quality 35). Softer demand indicators apply a discount to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €1,144,780 + condition +€42,500 + location -€23,756 = modelled fair value of €558,664 (€1,643/m²), a €1,921,336 (77.5%) gap versus the €2,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · ba3a1a | Subject | €2,480,000 | €7,294 | — | 88 | 39 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 10.2% | 85 | 44 |
| Carvalhal · 4bbbb6 | Active | €1,390,000 | €9,145 | 25.4% | 76 | 46 |
| Carvalhal · 1e6686 | Active | €850,000 | €6,250 | 14.3% | 78 | 42 |
| Carvalhal · 4a7d02 | Active | €2,900,000 | €3,201 | 56.1% | 75 | 44 |
| Median comp | €1,170,000 | €6,401 | 12.2% | 77 | 44 |
Long-term rental The 4-bed villa in Carvalhal, listed at €2,480,000, is considerably overpriced with a 77.5% gap compared to its fair value of €558,664. This results in a low gross yield of only 1.4%, making long-term rental an unappealing investment in a rural area with a neighborhood score of 39/100. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, as its current listing price significantly exceeds its fair value, indicating potential for loss rather than appreciation. With local market conditions reflected in a low neighborhood score, the prospect for value increase over time is severely limited. Not ideal for Short-term vacation rental and student housing strategies are unsuitable due to both the property exceeding fair market value and the location’s lower tenant quality. Moreover, its luxury market appeal is diminished with such high pricing in a rural setting, generally unattractive to discerning buyers.
High Vacancy Risk The economic stability score of 30/100 and tenant stability score of 35/100 indicate a significant risk of high vacancy rates and potential revenue loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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