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.
5-bedroom, 3-bathroom country_house of 109 m², built in 1997, energy rating C. Located on estrada da Praia de Melides, Melides parish, Grândola municipality, Setúbal district. Attractive feature: The property includes an attic offering potential for stunning views over the lagoon and rice fields, while the basement features a well-lit living space with additional amenities.
The valuation. The asking price of €1,749,999 is significantly above fair value at €390,015, representing an overvaluation of €1,359,984 or 348.7%. This property is clearly overpriced for its assessed market worth.
Fair value modelled at €390,015 from 6 comparable sales in the area. Asking €1,749,999 sits €1,359,984 (348.7%) above — overpriced versus fair value.
Asking €1,749,999 versus the estrada da Praia de Melides area baseline of €330,997 (€3,037/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €330,997, adjusted for condition and micro-location, gives a modelled fair value of €390,015 (€3,578/m²), a €1,359,984 (348.7%) gap versus the €1,749,999 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Praia de Melides | Subject | €1,749,999 | €16,055 | — | 75 | 47 |
| Melides · 65a6f9 | Active | €650,000 | €3,171 | 80.3% | 72 | 44 |
| Santiago do Cacém, Santa Cruz e São Bartolomeu da Serra · 3d9a62 | Active | €640,000 | €2,735 | 83.0% | 75 | 48 |
| Melides · be94af | Active | €530,750 | €3,846 | 76.0% | — | 43 |
| Santo André · 4a44ac | Active | €1,300,000 | €5,372 | 66.5% | — | 46 |
| Median comp | €645,000 | €3,509 | 78.1% | 74 | 45 |
Long-term rental Given the property's significant gap from its fair value and the absence of gross yield, investing in a long-term rental strategy is risky. The low neighborhood rating of 47 further indicates that attracting quality tenants may prove challenging. Buy-and-hold Acquiring this property as a buy-and-hold investment exposes the investor to steep costs given its overpriced status at 348.7% above fair value. The lack of yield and remote rural location suggest that the potential for appreciation is limited, making this a less compelling investment choice.
High Economic Risk The economic stability score of 35/100 indicates a significant risk that market conditions could negatively impact property value and tenant demand.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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