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, 2-bathroom house of 111 m². Located Carvalhal parish, Grândola municipality, Setúbal district. This villa offers direct access to a 100-hectare ecological reserve and features a private swimming pool surrounded by a wooden deck for outdoor leisure.
The valuation. The asking price of €1,600,000 is significantly above the fair value of €531,166, representing a staggering 201.2% discrepancy. Therefore, this property is overpriced.
Fair value modelled at €531,166 from 6 comparable sales in the area. Asking €1,600,000 sits €1,068,834 (201.2%) above — overpriced versus fair value.
Asking €1,600,000 versus the Carvalhal, Grândola, Setúbal area baseline of €472,211 (€4,254/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 €472,211, adjusted for condition and micro-location, gives a modelled fair value of €531,166 (€4,785/m²), a €1,068,834 (201.2%) gap versus the €1,600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 19f49d | Subject | €1,600,000 | €14,414 | — | 80 | 45 |
| estrada Nacional, 253, 1 | Active | €350,000 | €3,097 | 78.5% | 78 | 53 |
| Carvalhal · 8ee58d | Active | €580,000 | €6,105 | 57.6% | 70 | 46 |
| alameda do Zambujeiro, 15 | Active | €780,000 | €4,785 | 66.8% | 75 | 46 |
| Carvalhal · cfe24a | Active | €540,000 | €4,500 | 68.8% | 66 | 57 |
| Median comp | €560,000 | €4,643 | 67.8% | 73 | 50 |
Buy-and-hold This property in Carvalhal, Grândola is overpriced at €1,600,000, significantly above its fair value of €531,166, indicating a 201.2% gap. Given the lack of economic diversity and amenities in the area, it is unlikely to attract sufficient demand to justify the investment. Value-add renovation While there may be potential for renovation to improve the property’s appeal, the current price is not supported by the local housing market, which undervalues this home at €531,166. With a gross yield of 0% and a low neighborhood rating of 45/100, the expected return on investment is unattractive. Not ideal for Short-term vacation rental, Student housing, Luxury market.
Economic Instability Risk The economic stability score of 35/100 indicates a high risk of fluctuating market conditions affecting property value and tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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