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, 1-bathroom villa of 58 m², built in 1961. Located on rua 28 de Setembro, 2, Azinheira dos Barros e São Mamede do Sádão parish, Grândola municipality, Setúbal district. Noteworthy Features: This villa boasts a traditional Alentejo fireplace in the kitchen and a backyard garden with direct access to the back street, enhancing convenience and outdoor enjoyment.
The valuation. The asking price of €125,000 is significantly above the fair value of €92,505, making it overpriced by €32,495 (35.1%). Given the condition of the property and local market trends, this pricing does not support a favorable investment.
Fair value modelled at €92,505 from 6 comparable sales in the area. Asking €125,000 sits €32,495 (35.1%) above — overpriced versus fair value.
Asking €125,000 versus the rua 28 de Setembro, 2 area baseline of €116,514 (€2,009/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 53/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €116,514, adjusted for condition and micro-location, gives a modelled fair value of €92,505 (€1,595/m²), a €32,495 (35.1%) gap versus the €125,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 28 de Setembro, 2 | Subject | €125,000 | €2,155 | — | 55 | 46 |
| rua Pedro Soares, 6 | Active | €120,000 | €1,237 | 42.6% | 35 | 40 |
| Grândola e Santa Margarida da Serra · 468085 | Active | €380,000 | €1,801 | 16.4% | 50 | 46 |
| Ermidas-Sado · 483b04 | Active | €220,000 | €2,418 | 12.2% | 50 | 45 |
| rua da Liberdade | Active | €120,000 | €1,212 | 43.8% | 60 | 42 |
| Median comp | €170,000 | €1,519 | 29.5% | 50 | 44 |
Long-term rental The 3-bed villa in Azinheira dos Barros e São Mamede do Sádão is overpriced at €125,000 with a fair value of just €92,505, indicating a worrying gap of 35.1%. Additionally, the property's 0% gross yield and low neighborhood ratings (46/100) suggest that the long-term rental strategy would likely underperform. Value-add renovation Investing in value-add renovations for this villa may not be the most prudent choice given its current market value of €125,000, significantly exceeding the fair value of €92,505. The property's condition rating of 53/100 shows room for improvement, but the substantial overpricing makes it a risky renovation investment. Short-term rental This property is not suitable for a short-term rental strategy, as it is overpriced at €125,000 with no gross yield. Its rural location and low neighborhood score (46/100) indicate limited appeal for short-term tenants. Luxury market Entering the luxury market with this villa is unwise since the asking price of €125,000 is above the fair value of €92,505. The rural context and its amenities do not support a premium positioning within the luxury segment. Student housing The villa is not a viable candidate for student housing, particularly due to its overpriced listing at €125,000. The location's agricultural focus and lack of amenities do not attract the necessary student demographic.
Economic Vulnerability The property faces significant risk as indicated by a low economic stability score of 35/100, suggesting potential challenges in market performance and tenant retention.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
