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.
6-bedroom, 3-bathroom house of 142 m², built in 1991, energy rating F. Located Melides parish, Grândola municipality, Setúbal district. Noteworthy Features: This property features a harmonious blend of modern aesthetics with quality design, highlighted by a beautifully landscaped pool area ideal for outdoor relaxation. Location Proximity: Located just 3 minutes from a luxury hotel investment by Christian Louboutin, it offers beach access within a 10-minute drive, making it an attractive destination. Inclusions: The sale includes all stylish furniture and decor as seen in the photographs, complementing the property's luxurious ambiance.
The valuation. The asking price of €890,000 significantly exceeds the fair value of €224,034, making it overpriced by €665,966, or 74.8%. This discrepancy suggests that potential buyers should exercise caution.
Fair value modelled at €224,034 from the area baseline, adjusted for condition and location. Asking €890,000 sits €665,966 (74.8%) above — overpriced versus fair value.
Asking €890,000 versus the Melides, Grândola, Setúbal area baseline of €364,230 (€2,565/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 41/100 (Housing Market 38 · Amenities 39 · Economic 46 · Tenant Quality 48). Softer demand indicators apply a discount to baseline.
Melides, Grândola, Setúbal
Area baseline €364,230 + condition +€6,656 + location -€8,118 = modelled fair value of €224,034 (€1,578/m²), a €665,966 (74.8%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · 483abc | Subject | €890,000 | €6,268 | — | 75 | 41 |
| Melides · 65a6f9 | Active | €650,000 | €3,171 | 49.4% | 72 | 44 |
| Melides · b7b641 | Active | €525,000 | €5,526 | 11.8% | — | 44 |
| Melides · 23f3d1 | Active | €950,000 | €3,545 | 43.4% | — | 48 |
| Melides · 483a04 | Active | €1,500,000 | €15,306 | 144.2% | — | 42 |
| Median comp | €800,000 | €4,536 | 27.6% | 72 | 44 |
Long-term rental Investing in this property for long-term rental is unwise, given its substantial gap of 74.8% from fair value and a gross yield of 0%. With a neighbourhood rating of 41/100, the lack of amenities and low population density further diminish its rental potential. Buy-and-hold This property is not a suitable candidate for a buy-and-hold strategy due to its high listing price of €890,000 compared to a fair value of €224,034. The overall condition score of 78/100 does not justify this premium in a rural area with limited economic activity and tenant opportunity.
Low Economic and Tenant Stability Risk With an economic stability score of 46 and a tenant stability score of 48, the property may experience higher vacancy rates and lower rental income, impacting overall investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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