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 house of 119 m², energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. This property offers exclusive private access to a 2-kilometer-long beach within a protected ecological reserve, enhancing the luxury lifestyle experience for residents.
The valuation. The asking price of €1,480,000 is significantly above fair value by €1,281,024 (86.6%), positioning this property as overpriced. At €12,437/m², it does not align with market expectations for comparable properties.
Fair value modelled at €198,976 from the area baseline, adjusted for condition and location. Asking €1,480,000 sits €1,281,024 (86.6%) above — overpriced versus fair value.
Asking €1,480,000 versus the Carvalhal, Grândola, Setúbal area baseline of €400,673 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 47/100 (Housing Market 40 · Amenities 50 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €400,673 + condition +€12,272 + location -€2,268 = modelled fair value of €198,976 (€1,672/m²), a €1,281,024 (86.6%) gap versus the €1,480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 28b894 | Subject | €1,480,000 | €12,437 | — | 78 | 47 |
| estrada nacional 253, 1 | Active | €495,000 | €3,300 | 73.5% | 78 | 48 |
| estrada Nacional, 253, 1 | Active | €350,000 | €3,097 | 75.1% | 78 | 53 |
| Carvalhal · 0dcbc4 | Active | €1,250,000 | €8,224 | 33.9% | 78 | 49 |
| estrada Sem Nome | Active | €4,500,000 | €15,845 | 27.4% | 85 | 56 |
| Median comp | €872,500 | €5,762 | 53.7% | 78 | 51 |
Long-term rental The property’s high asking price of €1,480,000 is significantly above the fair value of €198,976, leading to a substantial gap of 86.6%, which is not attractive for a long-term rental strategy. With a gross yield of only 1.2% and a low neighbourhood rating of 47/100, it underlines the challenges of generating sustainable rental income in this peripheral area. Value-add renovation While the property is listed at €1,480,000, far exceeding its fair value of €198,976, this investment strategy may not be viable due to the acute 86.6% valuation gap. The condition rating of 82/100 indicates some potential for improvement, but the significant overpricing renders any expected returns from renovations highly uncertain in this agricultural-dominant location.
High Economic Risk The economic stability score of 35/100 indicates a weak economic environment, which could lead to decreased property values and higher vacancy rates.
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