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 townhouse of 162 m², built in 1990, energy rating D. Located on rua de Alcoutim, 285, Carvalhal parish, Grândola municipality, Setúbal district. This townhouse features a spacious 80 m² private garden, perfect for outdoor entertaining and relaxation, and is located within a prestigious private condominium near protected natural areas.
The valuation. The asking price of €795,000 is significantly above the fair value of €233,413, with a disparity of €561,587 (70.6%). This property is thus considered overpriced.
Fair value modelled at €233,413 from the area baseline, adjusted for condition and location. Asking €795,000 sits €561,587 (70.6%) above — overpriced versus fair value.
Asking €795,000 versus the rua de Alcoutim, 285 area baseline of €545,454 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 65 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 47/100 (Housing Market 35 · Amenities 45 · Economic 40 · Tenant Quality 50). Softer demand indicators apply a discount to baseline.
rua de Alcoutim, 285
Area baseline €545,454 + condition -€20,756 + location -€3,087 = modelled fair value of €233,413 (€1,441/m²), a €561,587 (70.6%) gap versus the €795,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Alcoutim, 285 | Subject | €795,000 | €4,907 | — | 65 | 47 |
| Carvalhal · cfe24a | Active | €540,000 | €4,500 | 8.3% | 66 | 57 |
| estrada Nacional, 253, 1 | Active | €350,000 | €3,097 | 36.9% | 78 | 53 |
| urbanização Soltroia | Active | €895,000 | €7,716 | 57.2% | 84 | 51 |
| estrada Nacional, 253, 1 | Active | €750,000 | €10,274 | 109.4% | 75 | 59 |
| Median comp | €645,000 | €6,108 | 24.5% | 77 | 55 |
Long-term rental The 2-bed townhouse in Carvalhal is overpriced at €795,000, significantly exceeding its fair value of €233,413, which indicates a gap of 70.6%. With a gross yield of 0% and a neighborhood quality rating of only 47/100, this property fails to present a viable long-term rental opportunity. Agricultural investment Although the property is situated in a rural area focused on agriculture, its overpriced status at €795,000 relative to a fair value of €233,413 limits its appeal as an agricultural investment. The limited amenities and neighborhood rating of 47/100 further detract from its potential to generate viable returns in the agricultural sector.
Economic decline risk A low economic stability score of 40/100 indicates a potential for declining property values and increased vacancy rates in the area.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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