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, 4-bathroom house of 250 m², built in 2010, energy rating B. Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Feature: This villa includes a luxurious spa area with a jacuzzi and Turkish bath, enhancing wellness and relaxation in a sophisticated environment.
The valuation. The asking price of €3,100,000 sits significantly above the fair value of €2,488,063, creating an overvaluation of €611,937 (24.6%). This price point makes the property less attractive for prospective buyers seeking genuine value.
Fair value modelled at €2,488,063 from 6 comparable sales in the area. Asking €3,100,000 sits €611,937 (24.6%) above — overpriced versus fair value.
Asking €3,100,000 versus the Carvalhal, Grândola, Setúbal area baseline of €2,349,796 (€9,399/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €2,349,796, adjusted for condition and micro-location, gives a modelled fair value of €2,488,063 (€9,952/m²), a €611,937 (24.6%) gap versus the €3,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 1f365b | Subject | €3,100,000 | €12,400 | — | 80 | 62 |
| estrada nacional 253 | Active | €1,150,000 | €7,468 | 39.8% | 80 | 48 |
| estrada nacional 253, 1 | Active | €495,000 | €3,300 | 73.4% | 78 | 48 |
| estrada Sem Nome | Active | €4,500,000 | €15,845 | 27.8% | 85 | 56 |
| Carvalhal · 28b894 | Active | €1,480,000 | €12,437 | 0.3% | 78 | 47 |
| Median comp | €1,315,000 | €9,953 | 19.7% | 79 | 48 |
Long-term rental The property is overpriced by 24.6%, with a listing price of €3,100,000 compared to a fair value of €2,488,063, making it unsuitable for a long-term rental strategy. Additionally, the gross yield is 0%, indicating that it does not generate rental income potential in its current economic context. Buy-and-hold Despite its suburban appeal due to proximity to Setúbal, the property is overpriced at €3,100,000 against its fair value of €2,488,063, resulting in a significant gap of 24.6%. This strategy is not ideal as the current property condition rating of 83/100 and neighborhood score of 62/100 suggest limited long-term appreciation potential. Family rental With an asking price well above its fair value, the property is overpriced by 24.6%, which adversely affects its attractiveness for family rentals. The gross yield of 0% further confirms that as a family rental investment, it lacks the necessary rental income prospects to justify its high price.
Economic Weakness The property is at risk due to a moderate economic stability score of 60/100, indicating potential vulnerabilities in the local economy that could affect rental income. Tenant Instability The tenant stability score of 65/100 suggests that tenant turnover may be higher than desirable, leading to potential vacancy and income loss.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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