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.
2-bedroom, 2-bathroom penthouse of 174 m², energy rating A. Located on alameda do Pinherio Manso, Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: The property boasts a unique 16.42 m2 deck balcony, perfect for enjoying sunsets with a stunning view of the Sea and Sado Estuary against the Serra da Arrábida backdrop.
The valuation. The asking price of €560,000 significantly exceeds the fair value of €298,062, marking an overpricing of €261,938 (46.8%). This indicates that the property is not a sound investment based on market fundamentals.
Fair value modelled at €298,062 from the area baseline, adjusted for condition and location. Asking €560,000 sits €261,938 (46.8%) above — overpriced versus fair value.
Asking €560,000 versus the alameda do Pinherio Manso area baseline of €585,858 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 80 · Materials 90 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 50/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
alameda do Pinherio Manso
Area baseline €585,858 + condition +€21,750 + location +€0 = modelled fair value of €298,062 (€1,713/m²), a €261,938 (46.8%) gap versus the €560,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda do Pinherio Manso | Subject | €560,000 | €3,218 | — | 80 | 50 |
| Carvalhal · 38acd0 | Active | €549,000 | €5,279 | 64.0% | 80 | 50 |
| Carvalhal · 38aceb | Active | €569,000 | €3,407 | 5.9% | 80 | 53 |
| Carvalhal · 90d7f9 | Active | €570,000 | €4,385 | 36.2% | 80 | 51 |
| rua do Rosmaninho | Active | €565,000 | €4,248 | 32.0% | 79 | 41 |
| Median comp | €567,000 | €4,317 | 34.1% | 80 | 51 |
Value-add renovation The 2-bed penthouse in Carvalhal, Grândola is currently overpriced, with a significant gap of 46.8% from its fair value of €298,062. Although renovation might enhance its appeal, the high entry price remains a limiting factor against potential returns. Long-term rental Considering its gross yield of 0%, the property fails to offer a sustainable investment opportunity for long-term rental strategies in its current overpriced state. The combination of limited neighborhood amenities and relatively low tenant quality further diminishes its attractiveness for ongoing rental income streams.
Potential Rent Defaults The low economic stability score of 45/100 combined with a tenant stability score of 50/100 indicates a heightened risk of rent defaults in this property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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