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, 6-bathroom villa of 923 m². Located Carvalhal parish, Grândola municipality, Setúbal district. This villa boasts integrated smart home technology, allowing seamless control of security, lighting, and climate, enhancing convenience and luxury in daily living.
The valuation. The asking price of €14,900,000 significantly exceeds the fair value of €5,685,556, by €9,214,444 or 162.1%. This property is overpriced, with no reasonable expectation of investment returns aligning with its valuation.
Fair value modelled at €5,685,556 from 6 comparable sales in the area. Asking €14,900,000 sits €9,214,444 (162.1%) above — overpriced versus fair value.
Asking €14,900,000 versus the Carvalhal, Grândola, Setúbal area baseline of €5,116,037 (€5,543/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €5,116,037, adjusted for condition and micro-location, gives a modelled fair value of €5,685,556 (€6,160/m²), a €9,214,444 (162.1%) gap versus the €14,900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 57fd62 | Subject | €14,900,000 | €16,143 | — | 84 | 50 |
| Carvalhal · 19f760 | Active | €4,200,000 | €8,787 | 45.6% | 86 | 49 |
| Carvalhal · 261fbf | Active | €1,900,000 | €6,859 | 57.5% | 80 | 53 |
| urbanização Soltroia | Active | €895,000 | €7,716 | 52.2% | 84 | 51 |
| via Ferry / Catamaran | Active | €830,000 | €5,461 | 66.2% | 75 | 50 |
| Median comp | €1,397,500 | €7,288 | 54.9% | 82 | 51 |
Long-term rental The property is priced at €14,900,000, which is significantly above its fair value of €5,685,556, indicating a 162.1% gap. With a gross yield of 0%, this investment would not provide any rental income to justify the price tag. Buy-and-hold Given the substantial overpricing at €14,900,000 compared to the fair value of €5,685,556, the potential for capital appreciation appears limited. Additionally, the property’s location in a suburban area with a neighborhood rating of 50/100 does not support a strong long-term growth outlook. Family rental At an asking price of €14,900,000 which exceeds the fair value by 162.1%, this villa is not positioned as a financially sound option for family rental purposes. The mixture of a 0% gross yield and a moderate neighborhood score indicates a less appealing rental experience for families.
Economic and Tenant Instability Risk The property's economic stability score of 50/100 and tenant stability score of 50/100 indicate a significant risk of fluctuating income and potential vacancy issues due to an unstable economic environment and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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