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, 5-bathroom villa of 179 m², energy rating B. Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: The villa is situated within the exclusive La Réserve Comporta community, offering resort-style amenities and a private landscaped garden with a pool for tranquil outdoor living.
The valuation. The asking price of €1,500,000 is significantly above the fair value of €305,490, with a discrepancy of €1,194,510 (79.6%). This property is clearly overpriced. Buy-to-flip angle. A buy-to-flip strategy could involve extensive renovations to improve the property’s appeal, targeting a resale at a price more in line with local market conditions. The current condition allows for value-add opportunities. Buy-to-let angle. With a gross yield of 0%, the rental income strategy may require significant investment before achieving cash flow, making this property less viable for immediate rental returns despite high-quality finishes.
Fair value modelled at €305,490 from the area baseline, adjusted for condition and location. Asking €1,500,000 sits €1,194,510 (79.6%) above — overpriced versus fair value.
Asking €1,500,000 versus the Carvalhal, Grândola, Setúbal area baseline of €602,693 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 (Condition 84 · Materials 87 · Room dimensions 85). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 49/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €602,693 + condition +€22,375 + location -€1,137 = modelled fair value of €305,490 (€1,707/m²), a €1,194,510 (79.6%) gap versus the €1,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · b7c016 | Subject | €1,500,000 | €8,380 | — | 84 | 49 |
| Carvalhal · ba3a1a | Active | €2,480,000 | €7,294 | 13.0% | 88 | 39 |
| Carvalhal · 6eb93c | Active | €625,000 | €4,058 | 51.6% | 82 | 42 |
| via Ferry / Catamaran | Active | €830,000 | €5,461 | 34.8% | 80 | 44 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 21.8% | 85 | 44 |
| Median comp | €890,000 | €6,007 | 28.3% | 84 | 43 |
Long-term rental Despite the property’s location in a rural area of Carvalhal, its excessive price of €1,500,000 significantly overshadows the fair value of €305,490, presenting a 79.6% gap. Furthermore, with a gross yield of 0%, this investment strategy will not generate rental income, making it an unattractive option in the current market. Value-add renovation The current condition rating of 86/100 implies that while renovations could enhance the property's appeal, the exorbitant price does not justify the investment. Given the surrounding neighborhood's low rating of 49/100, any potential enhancements may not yield sufficient returns to recover the substantial initial outlay of €1,500,000.
High Vacancy Risk With an economic stability score of 35/100 and a tenant stability score of 40/100, there is a considerable risk of high vacancy rates, as a lack of economic and tenant stability often leads to decreased demand for rental units.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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