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.
3-bedroom, 2-bathroom villa of 108 m², energy rating A. Located Melides parish, Grândola municipality, Setúbal district. This property offers a mezzanine living area, enhancing the spaciousness and comfort, while its extensive plot features mature cork oaks that provide natural privacy and serenity.
The valuation. The asking price of €1,450,000 significantly exceeds the fair value of €183,632, leading to an overvaluation of €1,266,368 (87.3%). This property is not aligned with current market expectations. Buy-to-flip angle. A buy-and-flip strategy could be challenging given the overvaluation and high costs; substantial renovation investments would be necessary to sell at a profit in the current market. Buy-to-let angle. With an estimated rental income of €1,450/month, this property produces a gross yield of only 1.2%. This low yield reflects the challenges of generating significant cash flow from this investment.
Fair value modelled at €183,632 from the area baseline, adjusted for condition and location. Asking €1,450,000 sits €1,266,368 (87.3%) above — overpriced versus fair value.
Asking €1,450,000 versus the Melides, Grândola, Setúbal area baseline of €277,020 (€2,565/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 88 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 48/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Melides, Grândola, Setúbal
Area baseline €277,020 + condition +€13,500 + location -€1,372 = modelled fair value of €183,632 (€1,700/m²), a €1,266,368 (87.3%) gap versus the €1,450,000 asking price.
Long-term rental The property’s price of €1,450,000 significantly exceeds its fair value of €183,632, representing an 87.3% gap that indicates it is overpriced. Additionally, with a low gross yield of only 1.2%, the long-term rental strategy is unlikely to generate satisfactory returns. Buy-and-hold At a listing price substantially above its fair market value, this property does not present a sound investment for a buy-and-hold strategy due to the €1,450,000 valuation versus a fair value of €183,632, or 87.3% overpricing. Furthermore, the property is situated in a rural area with a low neighbourhood rating of 48/100, which could limit future appreciation potential.
High Tenant Turnover Risk The tenant stability score of 55/100 suggests a moderate likelihood of tenant turnover, which can lead to increased vacancy periods and associated costs impacting overall return on investment.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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