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 220 m², built in 2020, energy rating A. Located Carvalhal parish, Grândola municipality, Setúbal district. This property boasts a generous storage area, ideal for outdoor enthusiasts, and is located within a gated community with amenities such as a private beach.
The valuation. The asking price of €3,500,000 is significantly higher than the fair value of €2,304,180, resulting in an overpricing of €1,195,820 (51.9%). This property is not a sound investment based on comparative valuation metrics.
Fair value modelled at €2,304,180 from 6 comparable sales in the area. Asking €3,500,000 sits €1,195,820 (51.9%) above — overpriced versus fair value.
Asking €3,500,000 versus the Carvalhal, Grândola, Setúbal area baseline of €2,137,784 (€9,717/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 €2,137,784, adjusted for condition and micro-location, gives a modelled fair value of €2,304,180 (€10,474/m²), a €1,195,820 (51.9%) gap versus the €3,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 07fd9a | Subject | €3,500,000 | €15,909 | — | 86 | 49 |
| Carvalhal · 8ee7a3 | Active | €5,800,000 | €16,959 | 6.6% | 90 | 54 |
| rua 7, 31 | Active | €3,200,000 | €9,329 | 41.4% | 80 | 54 |
| Carvalhal · 5b86c5 | Active | €4,000,000 | €11,730 | 26.3% | 85 | 48 |
| via Ferry / Catamaran | Active | €830,000 | €5,461 | 65.7% | 75 | 50 |
| Median comp | €3,600,000 | €10,530 | 33.8% | 83 | 52 |
Long-term rental The property is overpriced at €3,500,000, significantly exceeding the fair value of €2,304,180 by 51.9%. With a gross yield of 0%, the investment is unlikely to generate consistent cash flow in the long-term rental market. Value-add renovation While renovations could potentially increase the property's value, the current listing price is still too high compared to its fair value. Given the mediocre neighborhood rating of 49/100, the return on investment for value-added efforts seems limited at this inflated price point.
Economic and Tenant Instability Risk The property faces potential challenges due to its economic stability score of 55/100 and tenant stability score of 50/100, indicating a heightened risk of fluctuating income and potential 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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