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, 3-bathroom house of 213 m², built in 2024, energy rating B. Located on avenida 18 de Dezembro, 12A, Carvalhal parish, Grândola municipality, Setúbal district. This property showcases a modern architectural design with a spacious outdoor kitchen and a pergola-covered leisure area, enhancing its appeal for outdoor entertaining.
The valuation. The asking price of €1,800,000 is €287,001 (19.0%) above fair value of €1,512,999. This indicates the property is overpriced. Buy-to-flip angle. The strategy could involve renovating this high-quality home and targeting resale for a profit, though the current valuation may hinder the desired margin. Buy-to-let angle. With an estimated gross yield of 2.4%, monthly rental income of ~€3,600 could offer long-term cash flow, but tenant stability might be influenced by the rural setting.
Fair value modelled at €1,512,999 from 6 comparable sales in the area. Asking €1,800,000 sits €287,001 (19.0%) above — overpriced versus fair value.
Asking €1,800,000 versus the avenida 18 de Dezembro, 12A area baseline of €1,394,671 (€6,548/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €1,394,671, adjusted for condition and micro-location, gives a modelled fair value of €1,512,999 (€7,103/m²), a €287,001 (19.0%) gap versus the €1,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida 18 de Dezembro, 12A | Subject | €1,800,000 | €8,451 | — | 85 | 46 |
| Carvalhal · 65a833 | Active | €950,000 | €6,552 | 22.5% | 85 | 44 |
| Carvalhal · ba3a1a | Active | €2,480,000 | €7,294 | 13.7% | 88 | 39 |
| Carvalhal · 483af3 | Active | €3,750,000 | €8,929 | 5.7% | 80 | 49 |
| Carvalhal · 190888 | Active | €850,000 | €5,986 | 29.2% | 80 | 46 |
| Median comp | €1,715,000 | €6,923 | 18.1% | 83 | 45 |
Long-term rental The property, with a gross yield of only 2.4%, does not present an attractive investment opportunity for long-term rental given its significant price markup of 19.0% above fair value. Additionally, the rural location and low neighbourhood rating of 46/100 diminish the potential for tenant demand and stability, making it an unwise choice for this strategy. Buy-and-hold Despite its 213m² size, this 4-bed house is overpriced at €1,800,000, indicating substantial inherent risk in a buy-and-hold strategy with a fair value of only €1,512,999. The property's rural surroundings, agricultural focus, and a condition score of 83/100 suggest limited appreciation potential, further complicating long-term investments in this asset.
Economic Vulnerability The economic stability score of 35/100 indicates a high risk of economic downturns affecting tenant demand 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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