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 villa of 219 m². Located Carvalhal parish, Grândola municipality, Setúbal district. This villa features meticulously crafted interiors and extensive outdoor terraces, designed for leisure, along with unobstructed views that enhance the overall living experience.
The valuation. The asking price of €3,500,000 significantly exceeds the fair value of €1,595,932 by €1,904,068, representing a 119.3% markup. This property is overpriced based on current market assessments.
Fair value modelled at €1,595,932 from 6 comparable sales in the area. Asking €3,500,000 sits €1,904,068 (119.3%) above — overpriced versus fair value.
Asking €3,500,000 versus the Carvalhal, Grândola, Setúbal area baseline of €1,490,744 (€6,807/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €1,490,744, adjusted for condition and micro-location, gives a modelled fair value of €1,595,932 (€7,287/m²), a €1,904,068 (119.3%) gap versus the €3,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · e554eb | Subject | €3,500,000 | €15,982 | — | 75 | 48 |
| Carvalhal · 261fbf | Active | €1,900,000 | €6,859 | 57.1% | 80 | 53 |
| Carvalhal · 19f760 | Active | €4,200,000 | €8,787 | 45.0% | 86 | 49 |
| Carvalhal · 57fd62 | Active | €14,900,000 | €16,143 | 1.0% | 84 | 50 |
| Carvalhal · 937388 | Active | €3,200,000 | €3,532 | 77.9% | — | 55 |
| Median comp | €3,700,000 | €7,823 | 51.1% | 84 | 52 |
Long-term rental The property is overpriced at €3,500,000 compared to its fair value of €1,595,932, indicating a 119.3% gap. With a 0% gross yield and a neighborhood score of 48/100, long-term rental income potential is severely limited. Buy-and-hold Investing in this villa for a buy-and-hold strategy is not advisable given its significant overpricing at €3,500,000 versus a fair value of €1,595,932. The moderate distance to urban amenities and a neighborhood rating of 48/100 suggest that future appreciation may be hindered, making this a risky proposition. Value-add renovation The property’s condition rating of 79/100 might indicate potential for improvement; however, at a listing price of €3,500,000, it remains substantially overpriced against a fair value of €1,595,932. Given the 119.3% gap, any renovation efforts may not yield sufficient returns to justify the current investment level.
Weak economic conditions The economic stability score of 40/100 indicates a high risk of downturns, potentially leading to increased vacancy rates and rent defaults.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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