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.
3-bedroom, 4-bathroom villa of 479 m². Located Carvalhal parish, Grândola municipality, Setúbal district. Noteworthy Features: This villa integrates five-star resort amenities with private space, including a versatile basement suite for guests or staff, enhancing comfort and autonomy in an exclusive coastal setting.
The valuation. The asking price of €6,800,000 is significantly above fair value, sitting at 127.1% over the estimated worth of €2,993,940. This indicates the property is overpriced in the current market. Buy-to-flip angle. Given the high asking price, the buy-to-flip strategy may not yield a profitable return, as potential resale values are unlikely to meet the steep acquisition costs. Buy-to-let angle. With a gross yield of 0%, the buy-to-let strategy appears unviable, suggesting that rental income will not cover costs in the short term, particularly given the overall neighborhood rating of 66/100.
Fair value modelled at €2,993,940 from 6 comparable sales in the area. Asking €6,800,000 sits €3,806,060 (127.1%) above — overpriced versus fair value.
Asking €6,800,000 versus the Carvalhal, Grândola, Setúbal area baseline of €2,663,571 (€5,561/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 89/100 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 €2,663,571, adjusted for condition and micro-location, gives a modelled fair value of €2,993,940 (€6,250/m²), a €3,806,060 (127.1%) gap versus the €6,800,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 57fd57 | Subject | €6,800,000 | €14,196 | — | 85 | 66 |
| urbanização Soltroia | Active | €895,000 | €7,716 | 45.7% | 84 | 51 |
| estrada Nacional, 253, 1 | Active | €350,000 | €3,097 | 78.2% | 78 | 53 |
| alameda do Zambujeiro, 15 | Active | €780,000 | €4,785 | 66.3% | 85 | 44 |
| alameda do Zambujeiro, 15 | Active | €780,000 | €4,785 | 66.3% | 75 | 46 |
| Median comp | €780,000 | €4,785 | 66.3% | 81 | 49 |
Long-term rental The 3-bed villa in Carvalhal at €6,800,000 is significantly overpriced compared to its fair value of €2,993,940, presenting a gap of 127.1%. With a gross yield of 0% and a neighbourhood score of 66/100, the property is unlikely to generate a sustainable rental income. Family rental Given its high price point of €6,800,000 versus the fair value of €2,993,940, this property is overpriced by 127.1%, making it a less attractive option for family rental purposes. The combination of a 0% gross yield and a decent condition rating of 89/100 does not justify the investment risk for long-term families seeking affordable housing. Buy-and-hold The villa's listing at €6,800,000 reflects a significant premium over its fair value of €2,993,940, resulting in a 127.1% overvaluation. While the property's condition is strong at 89/100, the lack of rental yield and its proximity to Setúbal weaken its long-term appreciation potential, making it a questionable buy-and-hold investment.
Economic and Tenant Variability Risk The property is at risk due to a combined economic and tenant stability score of 70/100, indicating potential volatility in both the local economy and tenant retention rates that could impact occupancy and revenue.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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