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.
4-bedroom, 0-bathroom house of 90 m². Located Melides parish, Grândola municipality, Setúbal district. Noteworthy Features: This property includes a traditional Alentejo smokehouse and a small wooden house that can serve as a workspace or additional bedroom, enhancing its functionality.
The valuation. The asking price of €1,100,000 is significantly above fair value at €428,032, representing a markup of €671,968, or 157%. This property is clearly overpriced based on current market assessments.
Fair value modelled at €428,032 from 6 comparable sales in the area. Asking €1,100,000 sits €671,968 (157.0%) above — overpriced versus fair value.
Asking €1,100,000 versus the Melides, Grândola, Setúbal area baseline of €388,495 (€4,317/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 is below the parish average, reducing 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 €388,495, adjusted for condition and micro-location, gives a modelled fair value of €428,032 (€4,756/m²), a €671,968 (157.0%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · 3df504 | Subject | €1,100,000 | €12,222 | — | 72 | 43 |
| Melides · 483bb0 | Active | €1,800,000 | €6,122 | 49.9% | — | 51 |
| Melides · 483a04 | Active | €1,500,000 | €15,306 | 25.2% | — | 42 |
| Melides · 23f3d1 | Active | €950,000 | €3,545 | 71.0% | — | 48 |
| Melides · be94af | Active | €530,750 | €3,846 | 68.5% | — | 43 |
| Median comp | €1,225,000 | €4,984 | 59.2% | — | 46 |
Long-term rental The property is overpriced at €1,100,000 compared to its fair value of €428,032, resulting in an unappealing 0% gross yield. Additionally, the neighborhood's low score of 43/100 suggests a lack of demand that would hinder long-term rental success. Buy-and-hold With the property priced 157.0% above fair value, the potential for significant appreciation in a rural agricultural zone appears limited. Given the current conditions, it would be a challenge to justify holding this asset over the long term from an investment standpoint. Family rental At €1,100,000, this property is significantly overpriced with no potential gross yield, making it unsuitable for family rental investments. The limited amenities and rural environment further diminish its attractiveness to typical family renters.
High Vacancy Risk There is a significant risk of high vacancy rates due to the low economic stability score of 35/100 and a tenant stability score of only 50/100, indicating potential difficulty in retaining tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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