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, 5-bathroom villa of 343 m², built in 2020, energy rating A. Located on rua 7, 31, Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features This villa boasts a modern outdoor kitchen and barbecue area, providing a perfect setting for entertaining while enjoying the Mediterranean climate. Privileged Exterior The expansive plot includes private gardens that enhance the overall appeal of the property.
The valuation. The asking price of €3,200,000 exceeds fair value by €894,633 (38.8%), indicating that the property is overpriced. This discrepancy raises concerns regarding the potential for a worthy investment at this price point.
Fair value modelled at €2,305,367 from 6 comparable sales in the area. Asking €3,200,000 sits €894,633 (38.8%) above — overpriced versus fair value.
Asking €3,200,000 versus the rua 7, 31 area baseline of €2,104,503 (€6,136/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 €2,104,503, adjusted for condition and micro-location, gives a modelled fair value of €2,305,367 (€6,721/m²), a €894,633 (38.8%) gap versus the €3,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 7, 31 | Subject | €3,200,000 | €9,329 | — | 80 | 54 |
| estrada Sem Nome | Active | €4,500,000 | €15,845 | 69.8% | 85 | 56 |
| Carvalhal · 8ee7a3 | Active | €5,800,000 | €16,959 | 81.8% | 90 | 54 |
| estrada nacional 253 | Active | €1,150,000 | €7,468 | 20.0% | 80 | 48 |
| alameda de Troia S / N | Active | €950,000 | €5,975 | 36.0% | 80 | 51 |
| Median comp | €2,825,000 | €11,657 | 24.9% | 83 | 53 |
Long-term rental The villa is not well-suited for long-term rental due to its significant price gap of 38.8% against fair value, indicating a streamlined cash flow might be unrealistic at €3,200,000. With a gross yield of only 1.7%, this investment fails to meet expected rental return thresholds, especially in an area with moderate economic conditions and a less favorable neighbourhood score of 54/100. Value-add renovation Investing in value-add renovations would not justify the current listing price of €3,200,000, as the property is already overpriced with a fair value of €2,305,367. Although improvements could enhance appeal, the lack of amenities and limited local opportunities suggest that a high return on investment is unlikely under current market conditions.
Increased vacancy risk With an economic stability score of 50/100 and a tenant stability score of 60/100, there is a significant risk of increased vacancies due to the weaker economic conditions impacting tenant retention and 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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