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 villa of 177 m². Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: This villa includes a separate rooftop apartment with panoramic views, ideal for privacy while still being just a three-minute walk from the beach.
The valuation. The asking price of €1,410,000 is €461,786 (48.7%) above the fair value of €948,214, indicating the property is overpriced.
Fair value modelled at €948,214 from 6 comparable sales in the area. Asking €1,410,000 sits €461,786 (48.7%) above — overpriced versus fair value.
Asking €1,410,000 versus the Carvalhal, Grândola, Setúbal area baseline of €888,772 (€5,021/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €888,772, adjusted for condition and micro-location, gives a modelled fair value of €948,214 (€5,357/m²), a €461,786 (48.7%) gap versus the €1,410,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 6a92c4 | Subject | €1,410,000 | €7,966 | — | 78 | 50 |
| Comporta · 65a80a | Active | €1,600,000 | €5,316 | 33.3% | 78 | 42 |
| Comporta · 38996d | Active | €850,000 | €7,083 | 11.1% | 70 | 43 |
| Carvalhal · 956dc3 | Active | €750,000 | €5,357 | 32.8% | 65 | 45 |
| Carvalhal · 4a7d02 | Active | €2,900,000 | €3,201 | 59.8% | 75 | 44 |
| Median comp | €1,225,000 | €5,337 | 33.0% | 73 | 44 |
Long-term rental This property presents a significant pricing gap of 48.7% compared to its fair value of €948,214, indicating that it is overpriced at €1,410,000. Given the zero gross yield and moderate neighborhood quality, long-term rental does not appear to be a viable strategy in this context. Buy-and-hold Investing in this villa for a buy-and-hold strategy is discouraged due to its high price relative to fair value, which illustrates potential difficulties in achieving returns. The low population density and agricultural focus of the area further complicate the potential for value appreciation over time, making it a challenging investment.
Economic Vulnerability With an economic stability score of 35/100, there is a heightened risk of market downturns that could affect rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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