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, 3-bathroom house of 138 m². Located Melides parish, Grândola municipality, Setúbal district. Noteworthy Features: The inviting outdoor area includes a charming pergola and barbecue setup, perfect for enjoying Melides' exceptional climate and entertaining guests in a private setting.
The valuation. The asking price of €550,000 sits €342,383 above the fair value of €207,617, indicating the property is significantly overpriced at 62.3%. Investors should be cautious when considering the purchase at this inflated price.
Fair value modelled at €1,580,860 from 6 comparable sales in the area. Asking €530,750 sits €1,050,110 (66.4%) below — the upside to fair value.
Asking €530,750 versus the Melides, Grândola, Setúbal area baseline of €1,501,421 (€10,880/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €1,501,421, adjusted for condition and micro-location, gives a modelled fair value of €1,580,860 (€11,456/m²), a €1,050,110 (66.4%) gap versus the €530,750 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · be94af | Subject | €530,750 | €3,846 | — | — | 43 |
| Melides · 9387f6 | Active | €530,750 | €5,153 | 34.0% | 74 | 47 |
| Melides · 38a091 | Active | €530,750 | €5,153 | 34.0% | 70 | 40 |
| Melides · 956bcd | Active | €1,450,000 | €13,426 | 249.1% | 80 | 48 |
| travessa do Teixeira | Active | €3,500,000 | €9,485 | 146.6% | 83 | 49 |
| Median comp | €990,375 | €7,319 | 90.3% | 77 | 48 |
Long-term rental The property at €550,000 is significantly overpriced with a fair value of only €207,617, presenting a markup of 62.3%. As a result, pursuing a long-term rental strategy is unattractive given the 0% gross yield and the limited housing demand in this peripheral location. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable, particularly due to its high asking price compared to its fair value, which indicates it is overpriced. Furthermore, with a low condition rating of 73/100 and a neighbourhood quality of only 43/100, long-term appreciation potential is highly questionable in this economically agricultural region.
Tenant turnover risk High tenant turnover may occur due to a tenant stability score of 50/100, which could lead to increased vacancy rates and higher costs of re-letting the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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