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, 4-bathroom villa of 151 m². Located Carvalhal parish, Grândola municipality, Setúbal district. The property offers direct access to communal tennis courts and is situated within walking distance to local eateries and shops, enhancing convenience for residents.
The valuation. The asking price of €1,150,000 is significantly above the fair value of €1,029,447, making the property overpriced by €120,553 (11.7%). This may deter serious buyers looking for a sound investment.
Fair value modelled at €1,029,447 from 6 comparable sales in the area. Asking €1,150,000 sits €120,553 (11.7%) above — overpriced versus fair value.
Asking €1,150,000 versus the Carvalhal, Grândola, Setúbal area baseline of €972,480 (€6,440/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €972,480, adjusted for condition and micro-location, gives a modelled fair value of €1,029,447 (€6,818/m²), a €120,553 (11.7%) gap versus the €1,150,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 6a9456 | Subject | €1,150,000 | €7,616 | — | 85 | 49 |
| Comporta · 65a80a | Active | €1,600,000 | €5,316 | 30.2% | 78 | 42 |
| Carvalhal · 4a7d02 | Active | €2,900,000 | €3,201 | 58.0% | 75 | 44 |
| Carvalhal · 6d523e | Active | €1,990,000 | €9,045 | 18.8% | — | 47 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 14.0% | 85 | 44 |
| Median comp | €1,795,000 | €5,934 | 22.1% | 78 | 44 |
Long-term rental The 3-bed villa in Carvalhal is currently priced at €1,150,000, which is 11.7% above its fair value of €1,029,447. With a gross yield of only 1.7%, this property presents limited potential for generating positive cash flow in a long-term rental market. Buy-and-hold While the villa is appealing as a long-term investment, its current price suggests it is overpriced, especially given the fair value assessment. The combination of a low yield and a neighbourhood rating of 49/100 may inhibit significant appreciation in the property’s value over time.
High Economic Risk The property faces significant instability due to a low economic stability score of 35/100, which may lead to unpredictable fluctuations in tenant demand 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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