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, 3-bathroom house of 640 m², energy rating A+. Located Melides parish, Grândola municipality, Setúbal district. Property Features: This house includes a game room that can easily be converted into a home office, enhancing its versatility for remote work or entertainment needs.
The valuation. The asking price of €5,290,000 sits 24.3% above the fair value of €4,256,862, indicating that the property is overpriced. This substantial gap suggests that potential buyers should exercise caution before proceeding with an offer.
Fair value modelled at €4,256,862 from 6 comparable sales in the area. Asking €5,290,000 sits €1,033,138 (24.3%) above — overpriced versus fair value.
Asking €5,290,000 versus the Melides, Grândola, Setúbal area baseline of €3,816,566 (€5,963/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €3,816,566, adjusted for condition and micro-location, gives a modelled fair value of €4,256,862 (€6,651/m²), a €1,033,138 (24.3%) gap versus the €5,290,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · a8edd2 | Subject | €5,290,000 | €8,266 | — | 85 | 37 |
| Melides · 38a091 | Active | €530,750 | €5,153 | 37.7% | 70 | 40 |
| Melides · 9387f6 | Active | €530,750 | €5,153 | 37.7% | 74 | 47 |
| Melides · ab7168 | Active | €6,345,000 | €8,692 | 5.2% | — | 40 |
| rua de Melides | Active | €1,850,000 | €8,150 | 1.4% | 82 | 39 |
| Median comp | €1,190,375 | €6,652 | 19.5% | 74 | 40 |
Long-term rental This property, with a fair value of €4,256,862, is listed at €5,290,000, indicating that it is overpriced by 24.3%. Additionally, with a gross yield of 0% and a neighbourhood rating of 37/100, the potential for steady long-term rental income appears limited in this primarily rural area. Family rental The high listing price of €5,290,000 significantly exceeds the fair value of €4,256,862, representing a 24.3% overpricing. Given the property’s low neighbourhood rating of 37/100, family rental prospects are diminished due to the lack of local amenities and access to urban employment hubs.
High Vacancy Risk With an economic stability score of 35/100 and a tenant stability score of 38/100, the property faces a significant likelihood of high vacancy rates due to lack of demand and unstable 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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