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.
3-bedroom, 2-bathroom apartment of 132 m², built in 2019. Located Carvalhal parish, Grândola municipality, Setúbal district. This apartment features a private terrace and two additional balconies, enhancing outdoor enjoyment and versatility in a contemporary living environment.
The valuation. The asking price of €985,000 significantly exceeds the fair value of €233,662, with a difference of €751,338 (76.3%). This property is clearly overpriced, positioning it less favorably for potential investors.
Fair value modelled at €233,662 from the area baseline, adjusted for condition and location. Asking €985,000 sits €751,338 (76.3%) above — overpriced versus fair value.
Asking €985,000 versus the Carvalhal, Grândola, Setúbal area baseline of €444,444 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 (Condition 80 · Materials 90 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 59/100 (Housing Market 50 · Amenities 45 · Economic 60 · Tenant Quality 50). Strong amenities and housing-market momentum support a premium to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €444,444 + condition +€16,500 + location +€7,546 = modelled fair value of €233,662 (€1,770/m²), a €751,338 (76.3%) gap versus the €985,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 911779 | Subject | €985,000 | €7,462 | — | 80 | 59 |
| rua do Rosmaninho | Active | €565,000 | €4,248 | 43.1% | 79 | 41 |
| Carvalhal · 90d7f9 | Active | €570,000 | €4,385 | 41.2% | 80 | 51 |
| rua do Zimbro | Active | €775,000 | €7,045 | 5.6% | 80 | 54 |
| Carvalhal · 483ae9 | Active | €595,000 | €2,003 | 73.2% | 80 | 53 |
| Median comp | €582,500 | €4,317 | 42.2% | 80 | 52 |
Long-term rental The €985,000 listing price for the 3-bed apartment in Carvalhal presents a significant gap of 76.3% compared to its fair value of €233,662, indicating it is overpriced. With a yield of 0% gross, this investment would not generate the expected returns, further confirming its unsuitability for long-term rental. Buy-and-hold Holding the 3-bed apartment at the current asking price of €985,000 would not meet investment objectives due to its fair value being only €233,662, which reflects a concerning 76.3% overvaluation. The property's lack of gross yield also suggests that it may not appreciate sufficiently to justify the acquisition cost in a buy-and-hold strategy.
Economic downturn risk The economic stability score of 60/100 suggests there is potential for an economic downturn that could impact rental income and property value negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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