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 219 m², built in 2018, energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. This property features an impressive outdoor leisure area, with a beautifully landscaped garden and a private pool that is ideal for entertaining guests during warm seasons.
The valuation. The asking price of €3,500,000 is significantly above the fair value of €2,642,257, with a disparity of €857,743 (32.5%). This property is deemed overpriced based on current market assessments.
Fair value modelled at €2,642,257 from 6 comparable sales in the area. Asking €3,500,000 sits €857,743 (32.5%) above — overpriced versus fair value.
Asking €3,500,000 versus the Carvalhal, Grândola, Setúbal area baseline of €2,523,186 (€11,521/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €2,523,186, adjusted for condition and micro-location, gives a modelled fair value of €2,642,257 (€12,065/m²), a €857,743 (32.5%) gap versus the €3,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 2d84ca | Subject | €3,500,000 | €15,982 | — | 80 | 49 |
| estrada Sem Nome | Active | €4,500,000 | €15,845 | 0.9% | 85 | 56 |
| Carvalhal · 8ee7a3 | Active | €5,800,000 | €16,959 | 6.1% | 90 | 54 |
| rua 7, 31 | Active | €3,200,000 | €9,329 | 41.6% | 80 | 54 |
| Carvalhal · 5b86c5 | Active | €4,000,000 | €11,730 | 26.6% | 85 | 48 |
| Median comp | €4,250,000 | €13,788 | 13.7% | 85 | 54 |
Long-term rental The property is overpriced at €3,500,000 compared to a fair value of €2,642,257, indicating a significant gap of 32.5%, which makes long-term rental returns unfeasible. With a gross yield of 0%, this investment is unlikely to provide financial benefits for rental purposes. Family rental Despite its large size, this house's valuation is significantly inflated at €3,500,000, especially given the fair value of €2,642,257, resulting in a 32.5% premium. The neighbourhood's low rating of 49/100 reflects the limited appeal for family rentals, further questioning the investment's viability. Not ideal for luxury market With a substantial price point of €3,500,000 that exceeds the fair value of €2,642,257 by 32.5%, the market conditions suggest this property is out of reach for the luxury segment. The rural location and limited amenities will further deter high-end buyers. Not ideal for short-term vacation rental The house is priced at €3,500,000, which is 32.5% above its fair value of €2,642,257, making it an unattractive option for short-term vacation rentals. This is compounded by the neighbourhood's low score of 49/100, indicating a lack of desirable attractions for transient visitors.
Economic Vulnerability The low economic stability score of 45/100 indicates a heightened risk of economic downturns impacting property value and rental income. Tenant Instability With a tenant stability score of 50/100, there is a significant risk of tenant turnover, which could lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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