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.
4-bedroom, 4-bathroom house of 154 m², energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. This property is located within the Pestana Tróia Eco Resort, granting owners exclusive access to premium facilities such as a spa, golf course, and pristine ecological surroundings.
The valuation. The asking price of €625,000 is significantly above the fair value of €255,976, representing an overpricing of €369,024 or 59.0%. This suggests a poor investment potential given the substantial discrepancy between price and value.
Fair value modelled at €255,976 from the area baseline, adjusted for condition and location. Asking €625,000 sits €369,024 (59.0%) above — overpriced versus fair value.
Asking €625,000 versus the Carvalhal, Grândola, Setúbal area baseline of €518,518 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 82 · Materials 88 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 42/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €518,518 + condition +€19,250 + location -€7,826 = modelled fair value of €255,976 (€1,662/m²), a €369,024 (59.0%) gap versus the €625,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 6eb93c | Subject | €625,000 | €4,058 | — | 82 | 42 |
| Carvalhal · ba3a1a | Active | €2,480,000 | €7,294 | 79.7% | 88 | 39 |
| Carvalhal · 4bbbb6 | Active | €1,390,000 | €9,145 | 125.3% | 76 | 46 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 61.4% | 85 | 44 |
| Carvalhal · 25f698 | Active | €4,495,000 | €12,349 | 204.3% | 85 | 51 |
| Median comp | €1,935,000 | €8,220 | 102.5% | 85 | 45 |
Long-term rental The property in Carvalhal is overpriced, making it an unattractive option for long-term rental due to the significant 59.0% gap from its fair value of €255,976. With a gross yield of 0% and a neighbourhood score of 42/100, demand is likely to be limited. Buy-and-hold Investing in this property as a buy-and-hold strategy is unwise, given its current listing price of €625,000, which exceeds fair market value by a considerable margin. The reliance on agriculture in the area further contributes to the lack of economic stability, posing a risk to long-term asset appreciation. Value-add renovation Engaging in a value-add renovation strategy seems impractical for this house, as the high price presents a significant barrier to achieving a beneficial return. The relatively high condition rating of 86/100 does not compensate for its neighbourhood score and the overarching economic challenges of Carvalhal. Not ideal for This property is not suited for short-term vacation rentals or luxury markets, as its overpriced nature reduces attractiveness to these tenant segments. Additionally, the limited local demand and economic conditions diminish its appeal for student housing as well.
High Volatility Risk The low Economic Stability score of 40/100 combined with a Tenant Stability score of 45/100 indicates a high likelihood of economic fluctuations and potential tenant turnover, which could adversely affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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