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, 6-bathroom house of 227 m², built in 2017, energy rating A. Located on rua de Melides, Melides parish, Grândola municipality, Setúbal district. Noteworthy Features: The property boasts a biological lake providing a natural swimming experience, and an organic garden producing a diverse range of self-consumption products including various fruit trees.
The valuation. The asking price of €1,850,000 is significantly above the fair value of €1,169,711, creating an overpriced scenario of €680,289 or 58.2% above fair value.
Fair value modelled at €1,169,711 from 6 comparable sales in the area. Asking €1,850,000 sits €680,289 (58.2%) above — overpriced versus fair value.
Asking €1,850,000 versus the rua de Melides area baseline of €1,070,037 (€4,714/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €1,070,037, adjusted for condition and micro-location, gives a modelled fair value of €1,169,711 (€5,153/m²), a €680,289 (58.2%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Melides | Subject | €1,850,000 | €8,150 | — | 80 | 45 |
| Melides · 9387f6 | Active | €530,750 | €5,153 | 36.8% | 74 | 47 |
| Melides · 956bcd | Active | €1,450,000 | €13,426 | 64.7% | 80 | 48 |
| Melides · 38a091 | Active | €530,750 | €5,153 | 36.8% | 70 | 40 |
| Melides · be94af | Active | €530,750 | €3,846 | 52.8% | — | 43 |
| Median comp | €530,750 | €5,153 | 36.8% | 74 | 45 |
Long-term rental The property in Melides is overpriced, with a fair value significantly lower than its listing price, resulting in an impossible yield of 0% gross. Additionally, the rural setting and low neighbourhood score suggest limited demand for long-term rentals, further questioning the investment's viability. Value-add renovation Despite the property's appealing condition rating of 85/100, the substantial 58.2% gap between the listing price and fair value indicates it is overpriced for a potential value-add strategy. Investing in renovations may not yield sufficient returns, especially given the property's economic context and limited local tenant quality.
High Economic Risk With an economic stability score of 35/100, there is a significant risk of economic downturns adversely impacting property values and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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