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. The property features a tranquil outdoor deck ideal for al fresco dining, complemented by a traditional oven for authentic outdoor cooking experiences, enhancing its rural charm.
The valuation. The asking price of €1,749,999 is significantly above fair value, reflecting an overpricing of €1,127,581 or 181.2%. Such a substantial discrepancy indicates that this property is currently overpriced in the market. Buy-to-flip angle. A buy-to-flip strategy in this case would be challenging due to the property’s high asking price and the overall condition of the neighborhood, which limits rapid resale opportunities. Focusing on cosmetic updates may not recoup the initial investment. Buy-to-let angle. Given the low population density and economic activity in Melides, the potential for rental income is non-existent, yielding a gross yield of 0%. Long-term rental strategies may not be viable in this market, impacting investment returns significantly.
Fair value modelled at €622,418 from 4 comparable sales in the area. Asking €1,749,999 sits €1,127,581 (181.2%) above — overpriced versus fair value.
Asking €1,749,999 versus the Melides, Grândola, Setúbal area baseline of €557,085 (€5,111/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 €557,085, adjusted for condition and micro-location, gives a modelled fair value of €622,418 (€5,710/m²), a €1,127,581 (181.2%) gap versus the €1,749,999 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · a80779 | Subject | €1,749,999 | €16,055 | — | 80 | 42 |
| Melides · 65a6f9 | Active | €650,000 | €3,171 | 80.3% | 72 | 44 |
| Melides · 3df504 | Active | €1,100,000 | €12,222 | 23.9% | 72 | 43 |
| Melides · 483abc | Active | €890,000 | €6,268 | 61.0% | 75 | 41 |
| Melides · 38a091 | Active | €530,750 | €5,153 | 67.9% | 70 | 40 |
| Median comp | €770,000 | €5,711 | 64.4% | 72 | 42 |
Long-term rental The property in Melides is not suited for long-term rental, as the gap between its listing price of €1,749,999 and its fair value of €622,418 signifies that it is overpriced by 181.2%. Additionally, the rural location with limited economic activity and a low neighborhood score of 42/100 diminishes its appeal to potential tenants. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its significant overvaluation, as indicated by a fair value of €622,418 compared to the listing price of €1,749,999. The low yield of 0% gross and various neighborhood drawbacks suggest that the prospects for appreciation and cash flow are severely limited, making it a poor long-term investment choice.
Economic Dependency Risk The property is in an area with a low economic stability score of 30/100, indicating a heightened risk of economic downturns that could affect rental income and occupancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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