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.
5-bedroom, 5-bathroom house of 171 m², built in 1937, energy rating B. Located Azinheira dos Barros e São Mamede do Sádão parish, Grândola municipality, Setúbal district. Noteworthy Features: This property includes a contemporary kitchen equipped with high-end appliances and an automated irrigation system for the landscaped garden, enhancing convenience and luxury in daily living.
The valuation. The asking price of €390,000 exceeds the fair value of €271,711 by €118,289, marking a 30.3% overvaluation. This property is not a financially sound investment given its overpriced status in the market.
Fair value modelled at €271,711 from the area baseline, adjusted for condition and location. Asking €390,000 sits €118,289 (30.3%) above — overpriced versus fair value.
Asking €390,000 versus the Azinheira dos Barros e São Mamede do Sádão, Grândola, Setúbal area baseline of €457,425 (€2,675/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 70 · Materials 80 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 44/100 (Housing Market 35 · Amenities 40 · Economic 38 · Tenant Quality 60). Softer demand indicators apply a discount to baseline.
Azinheira dos Barros e São Mamede do Sádão, Grândola, Setúbal
Area baseline €457,425 + condition +€6,680 + location -€6,517 = modelled fair value of €271,711 (€1,589/m²), a €118,289 (30.3%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Azinheira dos Barros e São Mamede do Sádão · 483d52 | Subject | €390,000 | €2,281 | — | 70 | 44 |
| avenida António Inácio da Cruz, 22 | Active | €480,000 | €2,775 | 21.7% | 78 | 42 |
| Grândola e Santa Margarida da Serra · 96c59a | Active | €660,000 | €2,300 | 0.8% | 72 | 40 |
| estrada de Bicas | Active | €2,350,000 | €4,757 | 108.6% | 85 | 46 |
| avenida Manuel Joaquim Pereira, 73 | Active | €395,000 | €1,927 | 15.5% | 75 | 42 |
| Median comp | €570,000 | €2,538 | 11.3% | 77 | 42 |
Long-term rental The property is currently overpriced by 30.3% compared to its fair value of €271,711, which significantly impacts its appeal for long-term rental strategies. Additionally, with a yield of 0% gross and a neighbourhood quality rating of only 44/100, it is unlikely to attract sustainable tenants long-term. Family rental Given that the house is listed at €390,000 while fair value is €271,711, the pricing does not align well with the current demand for family rentals in the area. The limited amenities and isolated nature of the neighbourhood further reduce the attractiveness of this property for families seeking a permanent residence. Not ideal for student housing This property is overpriced and unsuitable for student housing, as the surrounding area lacks essential amenities and employment opportunities that attract young residents. Even though it has a decent condition rating of 78/100, the demographic limitations in this rural area make it a poor candidate for this type of rental. Not ideal for luxury market With a significant price gap of 30.3% above fair value, this property does not fit into the luxury market bracket, which demands premium features and desirable locations. The rural context and lower neighbourhood rating further indicate that this property will not appeal to high-end buyers or renters.
High Tenant Turnover Risk The tenant stability score of 60/100 suggests a moderate likelihood of tenant turnover, which could lead to increased vacancy rates and reduced rental income.
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