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 605 m², built in 2026, energy rating A+. Located Melides parish, Grândola municipality, Setúbal district. Noteworthy Features: This property includes a private pool, expansive outdoor terraces, and is mere minutes from luxurious amenities planned for the Costa Terra Club, enhancing its desirability.
The valuation. The asking price of €6,085,000 is significantly above the fair value of €4,352,392, resulting in an overvaluation of €1,732,608 (39.8%). This indicates that the property is overpriced.
Fair value modelled at €4,352,392 from 6 comparable sales in the area. Asking €6,085,000 sits €1,732,608 (39.8%) above — overpriced versus fair value.
Asking €6,085,000 versus the Melides, Grândola, Setúbal area baseline of €3,982,580 (€6,583/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €3,982,580, adjusted for condition and micro-location, gives a modelled fair value of €4,352,392 (€7,194/m²), a €1,732,608 (39.8%) gap versus the €6,085,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · 15e359 | Subject | €6,085,000 | €10,058 | — | 85 | 49 |
| Melides · a8edd2 | Active | €5,290,000 | €8,266 | 17.8% | 85 | 37 |
| Melides · 9387f6 | Active | €530,750 | €5,153 | 48.8% | 74 | 47 |
| Melides · 38a091 | Active | €530,750 | €5,153 | 48.8% | 70 | 40 |
| Melides · ab7168 | Active | €6,345,000 | €8,692 | 13.6% | — | 40 |
| Median comp | €2,910,375 | €6,710 | 33.3% | 74 | 40 |
Long-term rental The property, with a fair value gap of 39.8%, presents a significant overpricing issue that affects its potential for long-term rental income. Additionally, the neighbourhood's low tenant quality and a lack of amenities further diminish the attractiveness of this investment strategy. Buy-and-hold Investing in this property under the buy-and-hold strategy appears imprudent given its current price point, which is substantially higher than fair value. Furthermore, the rural Alentejo location, combined with a housing market reliant on agriculture, suggests limited appreciation potential over time, further exacerbating the risk of this investment.
[High Default Risk] The low economic stability score of 32/100 combined with a tenant stability score of 50/100 indicates a significant risk of tenant defaults, potentially jeopardizing rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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