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.
6-bedroom, 7-bathroom villa of 603 m², energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. Unique Feature: The residence incorporates a fully equipped lower-level gym, private cinema, and a rotating vehicle platform in the garage, enhancing functionality while maintaining architectural simplicity.
The valuation. The asking price of €5,950,000 sits significantly above the fair value of €4,177,753, presenting a difference of €1,772,247, or 42.4%. This property can be classified as overpriced, reflecting market conditions and comparable sales in the area.
Fair value modelled at €4,177,753 from 6 comparable sales in the area. Asking €5,950,000 sits €1,772,247 (42.4%) above — overpriced versus fair value.
Asking €5,950,000 versus the Carvalhal, Grândola, Setúbal area baseline of €3,787,618 (€6,281/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €3,787,618, adjusted for condition and micro-location, gives a modelled fair value of €4,177,753 (€6,928/m²), a €1,772,247 (42.4%) gap versus the €5,950,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · f10923 | Subject | €5,950,000 | €9,867 | — | 90 | 43 |
| Carvalhal · 25f698 | Active | €4,495,000 | €12,349 | 25.1% | 85 | 51 |
| Carvalhal · a79e2c | Active | €2,700,000 | €5,477 | 44.5% | 78 | 46 |
| Carvalhal · 89e726 | Active | €3,650,000 | €5,328 | 46.0% | 85 | 40 |
| Carvalhal · b7c016 | Active | €1,500,000 | €8,380 | 15.1% | 84 | 49 |
| Median comp | €3,175,000 | €6,929 | 29.8% | 85 | 48 |
Long-term rental Given the property's listing price significantly exceeds its fair value by 42.4%, it may not yield the desired return on investment over the long term. Additionally, the neighbourhood's low rating of 43/100 suggests that tenant demand is limited, further complicating rental prospects. Buy-and-hold With a gross yield of 0% and an overpriced valuation, the potential for capital appreciation appears inadequate in the current remote rural area near Alentejo. Also, the economic and housing conditions do not support a stable return, making this a less favorable buy-and-hold opportunity. Not ideal for short-term vacation rental The remote location and the 0% yield indicate that short-term vacation rentals in this area may struggle to attract visitors, especially considering the negative impact of the overpriced listing. Additionally, the market's limited amenities and low tenant quality contribute to a lack of appeal for this type of investment. Not ideal for student housing Given the rural context of Carvalhal and the significant gap between the listing price and fair value, student housing would likely be an impractical investment here. The limited amenities and tenant quality ratings suggest there would not be enough demand from students to justify such a high price. Not ideal for luxury market Despite a spacious 6-bed villa, the 42.4% price gap suggests that this property is not positioned competitively within the luxury market. The condition rating of 87/100 paired with a low neighbourhood score indicates that affluent buyers seeking quality may be deterred from investing at this overpriced level.
Economic Vulnerability With an economic stability score of 35/100, the property faces significant risk of value depreciation due to adverse local economic conditions.
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