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.
5-bedroom, 5-bathroom house of 277 m², energy rating E. Located Carvalhal parish, Grândola municipality, Setúbal district. This property boasts two spacious terraces with breathtaking ocean views and a beautifully landscaped garden that envelops the entire house, enhancing outdoor living experiences.
The valuation. The asking price of €1,900,000 is significantly above fair value, which is pegged at €479,780, resulting in a disparity of €1,420,220 (74.7%). This property is therefore considered overpriced.
Fair value modelled at €479,780 from the area baseline, adjusted for condition and location. Asking €1,900,000 sits €1,420,220 (74.7%) above — overpriced versus fair value.
Asking €1,900,000 versus the Carvalhal, Grândola, Setúbal area baseline of €932,659 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 53/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €932,659 + condition +€34,625 + location +€5,279 = modelled fair value of €479,780 (€1,732/m²), a €1,420,220 (74.7%) gap versus the €1,900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 261fbf | Subject | €1,900,000 | €6,859 | — | 80 | 53 |
| estrada Nacional, 253, 1 | Active | €350,000 | €3,097 | 54.8% | 78 | 53 |
| alameda do Zambujeiro, 15 | Active | €780,000 | €4,785 | 30.2% | 75 | 46 |
| alameda do Zambujeiro, 15 | Active | €780,000 | €4,785 | 30.2% | 85 | 44 |
| via Ferry / Catamaran | Active | €830,000 | €5,461 | 20.4% | 75 | 50 |
| Median comp | €780,000 | €4,785 | 30.2% | 77 | 48 |
Long-term rental The property’s gross yield of 1.3% indicates that it may not generate adequate returns for investors over the long term, particularly when compared to its listing price of €1,900,000, which is 74.7% above its fair value. Additionally, with a neighborhood rating of 53/100, potential tenant quality and demand may not justify the high investment cost. Family rental At €1,900,000, this 5-bed house appears overpriced relative to its fair value of €479,780, suggesting that families seeking rental properties may find better value elsewhere. Given the rural setting and low neighborhood amenities, attracting stable, long-term family tenants will likely prove challenging under the existing rent price.
Low Economic Stability Risk With an economic stability score of 40/100, there's a significant risk of economic downturns affecting property value and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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