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, 5-bathroom villa of 152 m², built in 2010, energy rating B. Located on via Ferry / Catamaran, Carvalhal parish, Grândola municipality, Setúbal district. This villa features two spacious balconies with sea views and a dedicated storage area for bicycles and beach equipment, enhancing both leisure and practicality for outdoor enthusiasts.
The valuation. The asking price of €830,000 is significantly above the fair value of €248,170, representing an overvaluation of €581,830 (70.1%). Such a premium suggests that the property is overpriced given the current market conditions.
Fair value modelled at €248,170 from the area baseline, adjusted for condition and location. Asking €830,000 sits €581,830 (70.1%) above — overpriced versus fair value.
Asking €830,000 versus the via Ferry / Catamaran area baseline of €511,784 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 (Condition 80 · Materials 85 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 44/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
via Ferry / Catamaran
Area baseline €511,784 + condition +€12,587 + location -€5,793 = modelled fair value of €248,170 (€1,633/m²), a €581,830 (70.1%) gap versus the €830,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| via Ferry / Catamaran | Subject | €830,000 | €5,461 | — | 80 | 44 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 20.0% | 85 | 44 |
| Carvalhal · 4bbbb6 | Active | €1,390,000 | €9,145 | 67.5% | 76 | 46 |
| Carvalhal · ba3a1a | Active | €2,480,000 | €7,294 | 33.6% | 88 | 39 |
| Carvalhal · 25f698 | Active | €4,495,000 | €12,349 | 126.1% | 85 | 51 |
| Median comp | €1,935,000 | €8,220 | 50.5% | 85 | 45 |
Long-term rental The property’s yield of 2.3% gross is unattractive compared to the fair value of €248,170, indicating that it is overpriced at €830,000. Moreover, the neighbourhood score of 44/100 suggests limited tenant quality and demand for long-term rentals. Value-add renovation Despite the villa's decent condition rating of 80/100, the significant gap to fair value indicates that the potential for renovation to increase value may not compensate for the initial high purchase price. Investing in value-add renovations will likely not yield satisfactory returns given the property's overpriced valuation. Short-term vacation rental With a low fair valuation and a gap of 70.1%, the property is not suited for short-term vacation rental strategies as it remains overpriced, limiting profitability. Additionally, the rural location may further dilute rental appeal in the competitive vacation market. Luxury market This 3-bed villa’s pricing in the luxury market at €830,000 is excessive given its fair value of €248,170, signaling it is overpriced and not aligned with market expectations. The rural setting and lack of amenities detract from its appeal as a luxury offering. Student housing Given the rural characteristics and limited amenities, this property is overpriced at €830,000 for a student housing strategy, where demand and yield potential are fundamentally weak. The gap from fair value suggests that investing in this property for student use is highly inappropriate.
Low tenant retention risk The tenant stability score of 50/100 suggests a moderate likelihood of turnover, which could lead to increased vacancy rates and costs associated with leasing the 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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