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.
7-bedroom, 4-bathroom country_house of 276 m², built in 1936, energy rating D. Located Grândola e Santa Margarida da Serra parish, Grândola municipality, Setúbal district. Noteworthy Features: This estate includes a substantial agricultural support area of 187.4 m² with two dwellings and multiple fruit trees and vineyards on an expansive 82,000 m² lot.
The valuation. The asking price of €1,200,000 represents a significant premium of €767,118 (63.9%) over the estimated fair value of €432,882, indicating that the property is overpriced.
Fair value modelled at €432,882 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €767,118 (63.9%) above — overpriced versus fair value.
Asking €1,200,000 versus the Grândola e Santa Margarida da Serra, Grândola, Setúbal area baseline of €738,300 (€2,675/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 (Condition 73 · Materials 65 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 45/100 (Housing Market 35 · Amenities 50 · Economic 40 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Grândola e Santa Margarida da Serra, Grândola, Setúbal
Area baseline €738,300 + condition -€32,344 + location -€9,494 = modelled fair value of €432,882 (€1,568/m²), a €767,118 (63.9%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Grândola e Santa Margarida da Serra · 261dfa | Subject | €1,200,000 | €4,348 | — | 73 | 45 |
| avenida Jorge de Vasconcelos Nunes, 36 | Active | €3,000,000 | €8,333 | 91.7% | — | 45 |
| rua Vitorino Batista S / N | Active | €330,000 | €2,619 | 39.8% | — | 45 |
| Grândola e Santa Margarida da Serra · de0bae | Active | €549,000 | €3,588 | 17.5% | — | 46 |
| Grândola e Santa Margarida da Serra · 96c59a | Active | €660,000 | €2,300 | 47.1% | 72 | 40 |
| Median comp | €604,500 | €3,104 | 28.6% | 72 | 45 |
Long-term rental The 7-bed country house is not ideal for long-term rental due to its overpriced listing at €1,200,000, significantly above the fair value of €432,882, resulting in a 63.9% gap. With a gross yield of 0% and a neighbourhood score of only 45/100, it lacks the potential for consistent rental income. Value-add renovation Although the 7-bedroom property has a condition score of 68/100, indicating opportunities for improvement, its current valuation of €1,200,000 still positions it as overpriced in the market. Significant investment would be needed to align its value with the fair market threshold of €432,882, making it a challenging value-add proposition in a rural area focused on agriculture and tourism.
Tenant turnover risk: With a tenant stability score of 55/100, there is a moderate risk of increased tenant turnover, which could lead to higher vacancy rates and additional costs for property management.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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