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, 6-bathroom house of 327 m², energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: This property includes a fully equipped gym and a game room, enhancing its appeal for recreation and wellness within a modern living environment.
The valuation. The asking price of €2,700,000 significantly exceeds the fair value of €2,186,626 by €513,374, or 23.5%. This property is overpriced in the current market context.
Fair value modelled at €2,186,626 from 6 comparable sales in the area. Asking €2,700,000 sits €513,374 (23.5%) above — overpriced versus fair value.
Asking €2,700,000 versus the Carvalhal, Grândola, Setúbal area baseline of €2,021,598 (€6,182/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €2,021,598, adjusted for condition and micro-location, gives a modelled fair value of €2,186,626 (€6,687/m²), a €513,374 (23.5%) gap versus the €2,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 57f8ef | Subject | €2,700,000 | €8,257 | — | 78 | 37 |
| Carvalhal · a79e2c | Active | €2,700,000 | €5,477 | 33.7% | 78 | 46 |
| rua do Pinhal, 38 | Active | €2,200,000 | €6,687 | 19.0% | 80 | 45 |
| Carvalhal · f10923 | Active | €5,950,000 | €9,867 | 19.5% | 90 | 43 |
| Comporta · 28b754 | Active | €2,200,000 | €6,687 | 19.0% | 80 | 51 |
| Median comp | €2,450,000 | €6,687 | 19.0% | 80 | 46 |
Long-term rental The property is overpriced at €2,700,000, with a fair value of €2,186,626, indicating a 23.5% gap that detracts from potential returns. With a low gross yield of 2.1% and a neighborhood rating of 37/100, long-term rental prospects appear limited and financially unappealing. Agricultural leasing Given the current asking price of €2,700,000, which exceeds the fair value by 23.5%, agricultural leasing opportunities are not cost-effective. The rural community elements and the agricultural nature of the area may not justify the high investment compared to the inherent fair value of the property.
High Vacancy Risk: With an economic stability score of 35/100 and a tenant stability score of 40/100, this property may face significant challenges in attracting and retaining tenants, increasing the likelihood of prolonged vacancies.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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