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. Noteworthy Features: The property boasts an expansive 5,000 m² estate with an orchard and a generous swimming pool surrounded by native flora, perfect for outdoor living and relaxation.
The valuation. The asking price of €1,750,000 is significantly above the fair value of €498,044, representing an overpricing of €1,251,956 or 251.4%. This raises concerns for investors looking for sound financial opportunities.
Fair value modelled at €498,044 from 4 comparable sales in the area. Asking €1,750,000 sits €1,251,956 (251.4%) above — overpriced versus fair value.
Asking €1,750,000 versus the Melides, Grândola, Setúbal area baseline of €437,374 (€4,013/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €437,374, adjusted for condition and micro-location, gives a modelled fair value of €498,044 (€4,569/m²), a €1,251,956 (251.4%) gap versus the €1,750,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · cc9b15 | Subject | €1,750,000 | €16,055 | — | 74 | 54 |
| 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 |
Buy-and-hold Despite the potential for appreciation, this property in Melides is significantly overpriced at €1,750,000 compared to the fair value of €498,044, representing a 251.4% premium. With a low condition rating of 78/100 and a neighborhood score of only 54/100, the prospects for long-term value appreciation seem limited. Long-term rental The property offers a yield of 0% gross, indicating that it is not currently generating any rental income, which raises concerns about its viability as a long-term rental asset. Additionally, the rural location with an agricultural employment base suggests limited tenant demand, further exacerbating the challenges of this overpriced listing. Not ideal for: Short-term vacation rental, Luxury market
High Economic Vulnerability The property faces significant investment risk due to an economic stability score of 35/100, indicating a weak market environment that could affect rental income and property value.**
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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