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.
4-bedroom, 2-bathroom house of 72 m², energy rating D. Located Melides parish, Grândola municipality, Setúbal district. Noteworthy Features: This single-story property is situated on a sprawling 4.4-hectare lot, surrounded by a peaceful pine forest and olive trees, providing abundant privacy and a serene natural environment.
The valuation. The asking price of €2,800,000 is significantly above its fair value of €385,714, representing an overpricing of €2,414,286 (625.9%). The property does not represent an attractive investment opportunity due to this substantial discrepancy.
Fair value modelled at €385,714 from 6 comparable sales in the area. Asking €2,800,000 sits €2,414,286 (625.9%) above — overpriced versus fair value.
Asking €2,800,000 versus the Melides, Grândola, Setúbal area baseline of €375,232 (€5,212/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 57/100 is below the parish average, reducing 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 €375,232, adjusted for condition and micro-location, gives a modelled fair value of €385,714 (€5,357/m²), a €2,414,286 (625.9%) gap versus the €2,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · 3750fb | Subject | €2,800,000 | €38,889 | — | 55 | 46 |
| Santo André · 4a44ac | Active | €1,300,000 | €5,372 | 86.2% | — | 46 |
| rua Vitorino Batista S / N | Active | €330,000 | €2,619 | 93.3% | — | 45 |
| Carvalhal · 99f3f0 | Active | €750,000 | €5,357 | 86.2% | 54 | 48 |
| Carvalhal · 49b743 | Active | €750,000 | €5,357 | 86.2% | 65 | 53 |
| Median comp | €750,000 | €5,357 | 86.2% | 60 | 47 |
Buy-and-hold This property, with a listing price of €2,800,000, is overpriced compared to its fair value of €385,714, presenting an alarming gap of 625.9%. The lack of yield at 0% gross further exacerbates its unattractiveness for long-term investment holding. Long-term rental With a fair value of €385,714 and a listing price that is 625.9% higher, this property is not a viable option for long-term rental income in the current market. The low tenant quality and neighborhood score of 46/100 suggest that securing long-term tenants would be challenging. Value-add renovation Investing in renovations for this €2,800,000 property is not advisable, as its current condition score of 57/100 reflects significant needs and its fair value stands at €385,714—indicating it is overpriced by 625.9%. The potential returns from renovations would not justify the inflated entry price, limiting upside potential in this strategy.
High Economic Risk The property is located in an area with a low economic stability score of 35/100, which may lead to reduced demand and potential decline in 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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