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, 4-bathroom house of 341 m², energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: This property boasts uninterrupted views of the Atlantic Coast and Serra da Arrábida, combined with total privacy in the sought-after residential area of Tróia.
The valuation. The asking price of €4,000,000 is significantly above fair value, which is estimated at €2,609,381, resulting in an overvaluation of €1,390,619 (53.3%). This property is overpriced compared to its intrinsic worth.
Fair value modelled at €2,609,381 from 6 comparable sales in the area. Asking €4,000,000 sits €1,390,619 (53.3%) above — overpriced versus fair value.
Asking €4,000,000 versus the Carvalhal, Grândola, Setúbal area baseline of €2,380,869 (€6,982/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 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 €2,380,869, adjusted for condition and micro-location, gives a modelled fair value of €2,609,381 (€7,652/m²), a €1,390,619 (53.3%) gap versus the €4,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 5b86c5 | Subject | €4,000,000 | €11,730 | — | 85 | 48 |
| rua 7, 31 | Active | €3,200,000 | €9,329 | 20.5% | 80 | 54 |
| alameda de Troia S / N | Active | €950,000 | €5,975 | 49.1% | 80 | 51 |
| Carvalhal · 8ee7a3 | Active | €5,800,000 | €16,959 | 44.6% | 90 | 54 |
| Carvalhal · 6ebbe5 | Active | €850,000 | €5,556 | 52.6% | 81 | 53 |
| Median comp | €2,075,000 | €7,652 | 34.8% | 81 | 54 |
Long-term rental Due to the significant gap of 53.3% between the asking price of €4,000,000 and the fair value of €2,609,381, this property is overpriced and presents a considerable risk for long-term investment. Furthermore, the low gross yield of 1.4% indicates it may not provide adequate returns relative to its elevated entry cost. Family rental While the property is positioned as a spacious family home, its high price point of €4,000,000 significantly exceeds its fair value of €2,609,381, categorizing it as overpriced. Additionally, the neighbourhood rating of 48/100 raises concerns about the area's suitability for attracting quality family tenants. Not ideal for luxury market With a fair value of €2,609,381, pricing this property at €4,000,000 positions it well above its worth, indicating it is overpriced for the luxury market. Consequently, the economic context of a rural area with semi-industrial characteristics further detracts from its luxury appeal. Not ideal for student housing Given its asking price of €4,000,000, which is far higher than the fair value of €2,609,381, this property is overpriced and unsuitable for student housing. The low neighbourhood score of 48/100 suggests limited amenities and quality for student tenants, compounding its inappropriateness for this strategy. Not ideal for short-term vacation rental This property, listed at €4,000,000, is overpriced compared to its fair value of €2,609,381, making it an unwise investment for short-term vacation rentals. Furthermore, the rural setting and low neighbourhood rating of 48/100 imply that it may struggle to attract short-term guests looking for desirable or vibrant locations.
High Economic Risk With an economic stability score of 39/100, there is a significant risk of economic downturns negatively impacting 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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