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.
2-bedroom, 1-bathroom country_house of 70 m², built in 1935. Located Melides parish, Grândola municipality, Setúbal district. Unique Feature: This expansive 8.5-hectare plot provides the rare potential to construct a 500 m² residence while enjoying unobstructed sea views and complete privacy amid natural surroundings.
The valuation. The asking price of €1,900,000 is significantly above the fair value of €680,952, representing a premium of 179.0%. This property is clearly overpriced and unlikely to yield a return consistent with typical market valuations.
Fair value modelled at €680,952 from 6 comparable sales in the area. Asking €1,900,000 sits €1,219,048 (179.0%) above — overpriced versus fair value.
Asking €1,900,000 versus the Melides, Grândola, Setúbal area baseline of €717,855 (€10,255/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 10/100 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 €717,855, adjusted for condition and micro-location, gives a modelled fair value of €680,952 (€9,728/m²), a €1,219,048 (179.0%) gap versus the €1,900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Melides · 8002d9 | Subject | €1,900,000 | €27,143 | — | — | 38 |
| Melides · 831500 | Active | €1,430,000 | €5,958 | 78.0% | 28 | 49 |
| Melides · 6530a4 | Active | €890,000 | €16,792 | 38.1% | — | 49 |
| Melides · 15e278 | Active | €260,000 | €2,600 | 90.4% | 45 | 39 |
| Melides · 483bb0 | Active | €1,800,000 | €6,122 | 77.4% | — | 51 |
| Median comp | €1,160,000 | €6,040 | 77.7% | 37 | 49 |
Buy-and-hold The current listing of €1,900,000 for the 2-bed country house in Melides far exceeds the fair value of €680,952, resulting in a striking 179.0% price gap. Given the property's gross yield of 0% and a low neighbourhood rating of 38/100, the buy-and-hold strategy is not advisable as an investment in this overpriced asset. Short-term vacation rental With a fair value of €680,952 compared to the listing price of €1,900,000, the 179.0% gap suggests that this property is significantly overpriced. Its current condition rating of 10/100 further diminishes its suitability for a short-term vacation rental, making it a poor investment choice. Luxury market The 2-bed country house in Melides is listed at €1,900,000, which is well above its fair value of €680,952, indicating the property is overpriced by 179.0%. The low condition rating of 10/100 and lack of appealing amenities confirm that this asset should not be pursued within the luxury market. Student housing The property’s asking price of €1,900,000 is drastically inflated compared to its fair value of €680,952, a discrepancy of 179.0%. Additionally, with a neighbourhood score of just 38/100, it does not offer the desirable characteristics needed for successful student housing.
High Tenant Turnover Risk With a tenant stability score of 40/100, there is a substantial risk of frequent tenant turnover, which could lead to increased vacancy rates and loss of rental income.
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