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.
6-bedroom, 6-bathroom villa of 342 m², built in 2025, energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. This property features a unique ground floor private wing, allowing for independent guest accommodation or an extraordinary grand master suite with spa-like amenities.
The valuation. The asking price of €5,800,000 significantly exceeds the fair value of €1,971,698 by €3,828,302, representing an overvaluation of 194.2%. This discrepancy highlights that the property is overpriced for the current market condition.
Fair value modelled at €1,971,698 from 6 comparable sales in the area. Asking €5,800,000 sits €3,828,302 (194.2%) above — overpriced versus fair value.
Asking €5,800,000 versus the Carvalhal, Grândola, Setúbal area baseline of €1,822,924 (€5,330/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €1,822,924, adjusted for condition and micro-location, gives a modelled fair value of €1,971,698 (€5,765/m²), a €3,828,302 (194.2%) gap versus the €5,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 8ee7a3 | Subject | €5,800,000 | €16,959 | — | 90 | 54 |
| estrada Sem Nome | Active | €4,500,000 | €15,845 | 6.6% | 85 | 56 |
| estrada nacional 253 | Active | €1,150,000 | €7,468 | 56.0% | 80 | 48 |
| via Ferry / Catamaran | Active | €830,000 | €5,461 | 67.8% | 75 | 50 |
| alameda de Troia S / N | Active | €950,000 | €5,975 | 64.8% | 80 | 51 |
| Median comp | €1,050,000 | €6,722 | 60.4% | 80 | 51 |
Long-term rental The 6-bed villa presents a significant gap of 194.2% from its fair value of €1,971,698, making it an overpriced investment for long-term rental. With a gross yield of 0% and a neighborhood rating of 54/100, this property is unlikely to attract tenants seeking affordability and quality. Family rental Given its high listing price of €5,800,000 compared to the fair value, the villa is not an ideal option for family rentals due to its 0% gross yield and neighborhood rating of 54/100. Families typically prioritize value for money and amenities, both of which this property lacks at its current price point. Value-add renovation While investing in a value-add renovation may seem appealing, the substantial overpricing of the property makes it a risky venture, with a fair value of only €1,971,698. The villa’s high cost combined with a condition rating of 89/100 and a neighborhood score of 54/100 indicates that any potential upgrades may not yield a return in line with the investment required.
Economic Vulnerability The property’s economic stability score of 50/100 indicates a significant risk due to potential market fluctuations impacting 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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