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.
1-bedroom, 1-bathroom apartment of 77 m² on the 11th floor, energy rating C. Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: The apartment offers a private 11 m² terrace with unobstructed views over the peninsula, enhancing outdoor living space and natural light. Location Advantage: Situated on the 11th floor of The Anchor hotel, it combines luxury with an elevated vantage point.**
The valuation. The asking price of €485,000 is significantly above the fair value of €128,966, representing a premium of €356,034 (73.4%). As such, this property is considered overpriced. Buy-to-flip angle. The buy-to-flip strategy would require extensive renovations to justify a higher resale price, but given its current valuation, a quick flip appears financially unfeasible. Buy-to-let angle. With a gross yield of 2.2% and an estimated monthly rental income of €889, the long-term rental strategy may provide consistent cash flow, albeit at a low return relative to the investment cost.
Fair value modelled at €128,966 from the area baseline, adjusted for condition and location. Asking €485,000 sits €356,034 (73.4%) above — overpriced versus fair value.
Asking €485,000 versus the Carvalhal, Grândola, Setúbal area baseline of €259,259 (€3,367/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 (Condition 80 · Materials 85 · Room dimensions 84). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 44/100 (Housing Market 40 · Amenities 50 · Economic 40 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
Carvalhal, Grândola, Setúbal
Area baseline €259,259 + condition +€9,625 + location -€2,935 = modelled fair value of €128,966 (€1,675/m²), a €356,034 (73.4%) gap versus the €485,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 225c85 | Subject | €485,000 | €6,299 | — | 80 | 44 |
| rua do Zimbro | Active | €775,000 | €7,045 | 11.9% | 80 | 54 |
| alameda do Zambujeiro | Active | €485,000 | €5,511 | 12.5% | 85 | 48 |
| alameda do Pinherio Manso, 13 | Active | €430,000 | €3,772 | 40.1% | 81 | 48 |
| Carvalhal · da46ee | Active | €595,000 | €6,010 | 4.6% | 80 | 43 |
| Median comp | €540,000 | €5,761 | 8.5% | 81 | 48 |
Long-term rental The 1-bed apartment in Carvalhal, Grândola has a significant gap of 73.4% compared to its fair value of €128,966, indicating it is overpriced at €485,000. With a gross yield of only 2.2%, the potential returns are insufficient to justify the high entry price for a long-term rental strategy. Buy-and-hold Investing in this property for a buy-and-hold strategy is challenging due to its overpriced valuation and a gross yield of merely 2.2%. The rural location, combined with a mediocre neighborhood rating of 44/100 and economic factors, diminishes the potential for substantial appreciation over time.
High tenant turnover risk: With both economic stability and tenant stability scores at 40/100, there is a significant risk of high tenant turnover, which could lead to increased vacancies and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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