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, 1-bathroom house of 60 m², built in 2011, energy rating E. Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: The property boasts a unique outdoor lounge area ideal for morning breakfasts and two convenient outdoor showers for rinsing off sand after beach visits.
The valuation. The asking price of €890,000 is significantly above its fair value of €98,912, indicating an overvaluation of €791,088 (88.9%). This price point does not reflect a sound investment opportunity for potential buyers. Buy-to-flip angle. Given the asking price, the buy-to-flip strategy is not viable, as the property is unlikely to yield a profitable resale without drastic renovations or significant market changes. Flipping this property would lead to substantial losses. Buy-to-let angle. The estimated gross yield of 0% indicates that renting this property would not generate income, making it an unappealing option for buy-to-let investors. The combination of high cost and low rental prospects discourages long-term ownership.
Fair value modelled at €98,912 from the area baseline, adjusted for condition and location. Asking €890,000 sits €791,088 (88.9%) above — overpriced versus fair value.
Asking €890,000 versus the Carvalhal, Grândola, Setúbal area baseline of €202,020 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 82 · Materials 85 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 46/100 (Housing Market 40 · Amenities 45 · Economic 35 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €202,020 + condition +€5,156 + location -€1,524 = modelled fair value of €98,912 (€1,649/m²), a €791,088 (88.9%) gap versus the €890,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 483ae5 | Subject | €890,000 | €14,833 | — | 82 | 46 |
| Carvalhal · 261ff7 | Active | €898,500 | €14,262 | 3.9% | 70 | 45 |
| Carvalhal · 82c623 | Active | €3,650,000 | €16,591 | 11.8% | 85 | 48 |
| Comporta · 38996d | Active | €850,000 | €7,083 | 52.2% | 70 | 43 |
| Carvalhal · 956dc3 | Active | €750,000 | €5,357 | 63.9% | 65 | 45 |
| Median comp | €874,250 | €10,673 | 28.1% | 70 | 45 |
Long-term rental The property is overpriced at €890,000 compared to its fair value of €98,912, leading to an unsustainable long-term rental strategy with a yield of 0%. Given the limited amenities and the overall condition score of 81/100, prospective tenants may be deterred from committing to this high rental price. Buy-and-hold With a significant gap of 88.9% from fair value, the Buy-and-hold strategy for this property does not make financial sense as the current price does not reflect the local market dynamics in Carvalhal. The area’s low population density and agricultural economy suggest that future appreciation is unlikely to bridge the wide valuation gap, making this investment unattractive at the current price.
Low Economic Stability Risk The property is subject to financial instability due to an economic stability score of 35/100, indicating a weak local economy that may affect rental demand and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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