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 Melides parish, Grândola municipality, Setúbal district. This property features a vibrant, well-utilized kitchen with high-quality materials, a spacious attic suitable for development, and an expansive outdoor setting with a generous swimming pool and orchard.
The valuation. The asking price of €1,749,999 is significantly above its fair value of €614,507, representing an excess of €1,135,492 or 184.8%. This property is overpriced for the current market conditions.
Fair value modelled at €614,507 from 6 comparable sales in the area. Asking €1,749,999 sits €1,135,492 (184.8%) above — overpriced versus fair value.
Asking €1,749,999 versus the Melides, Grândola, Setúbal area baseline of €549,875 (€5,045/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 €549,875, adjusted for condition and micro-location, gives a modelled fair value of €614,507 (€5,638/m²), a €1,135,492 (184.8%) gap versus the €1,749,999 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · a80489 | Subject | €1,749,999 | €16,055 | — | 75 | 47 |
| Melides · 65a6f9 | Active | €650,000 | €3,171 | 80.3% | 72 | 44 |
| Melides · be94af | Active | €530,750 | €3,846 | 76.0% | — | 43 |
| Melides · 9387f6 | Active | €530,750 | €5,153 | 67.9% | 74 | 47 |
| Melides · 3df504 | Active | €1,100,000 | €12,222 | 23.9% | 72 | 43 |
| Median comp | €590,375 | €4,500 | 72.0% | 72 | 44 |
Long-term rental The property in Melides, Grândola, offers a fair value of €614,507, which highlights it as overpriced at a listing of €1,749,999 with a substantial gap of 184.8%. Given its 0% gross yield and low neighborhood rating of 47/100, the long-term rental strategy is unlikely to generate a favorable return on investment. Buy-and-hold With a fair value significantly lower than the asking price, the buy-and-hold strategy for this property does not appear viable, as the €1,749,999 listing is excessively high compared to its €614,507 fair value. Additionally, the area's low tenant quality and amenities suggest that holding onto this asset may not be profitable in the long run.
Economic Risk The property faces significant economic risk due to a low economic stability score of 35/100, indicating a weak financial environment that could affect tenant retention and 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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