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 259 m², energy rating B. Located Carvalhal parish, Grândola municipality, Setúbal district. Casa Sofia features a seamless transition between the interior and its luxury terrace, highlighted by meticulously integrated wooden pergolas and a stunning pool area that promotes outdoor living.
The valuation. The asking price of €4,089,500 sits significantly above the fair value of €1,731,915, reflecting an overpricing of €2,357,585, or 136.1%. This discrepancy suggests a potential misalignment with market expectations. Buy-to-flip angle. A resale strategy could involve a value-add renovation, aiming to enhance the property’s appeal before listing at a higher price point after significant upgrades. This approach relies on the assumption of market demand for improved properties in the area. Buy-to-let angle. With a gross yield of just 1.1% from an estimated rental income of €3,749/month, the property is positioned primarily for family rentals, appealing to long-term tenants in the rural Alentejo market. This strategy benefits from stable rental demand despite a mixed neighborhood rating.
Fair value modelled at €1,731,915 from 6 comparable sales in the area. Asking €4,089,500 sits €2,357,585 (136.1%) above — overpriced versus fair value.
Asking €4,089,500 versus the Carvalhal, Grândola, Setúbal area baseline of €1,523,913 (€5,884/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €1,523,913, adjusted for condition and micro-location, gives a modelled fair value of €1,731,915 (€6,687/m²), a €2,357,585 (136.1%) gap versus the €4,089,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 76ae96 | Subject | €4,089,500 | €15,790 | — | 90 | 45 |
| Carvalhal · 57f8ef | Active | €2,700,000 | €8,257 | 47.7% | 78 | 37 |
| Carvalhal · 89e726 | Active | €3,650,000 | €5,328 | 66.3% | 85 | 40 |
| Carvalhal · b7c016 | Active | €1,500,000 | €8,380 | 46.9% | 84 | 49 |
| Comporta · 28b754 | Active | €2,200,000 | €6,687 | 57.6% | 80 | 51 |
| Median comp | €2,450,000 | €7,472 | 52.7% | 82 | 45 |
Long-term rental The property is priced significantly above its fair value, creating a substantial gap of 136.1% that indicates it is overpriced. With a gross yield of just 1.1%, the potential return on investment for long-term rentals is unappealing, especially in a rural area with a neighbourhood rating of 45/100. Value-add renovation Given the current asking price of €4,089,500 is greatly inflated compared to the fair value, pursuing a value-add renovation strategy seems overly aggressive. The potential to enhance the property's condition (rated 84/100) may not sufficiently justify the high initial investment given its location in a less desirable neighbourhood. Family rental Despite the spacious layout ideal for families, the property's substantial price over the fair value suggests a misalignment with the family rental market dynamics. The low yield of 1.1% combined with an underwhelming neighbourhood rating of 45/100 indicates that this investment may not attract families willing to pay a premium in a rural setting.
Economic and Tenant Instability The property faces significant risks due to a low economic stability score of 40/100 and a tenant stability score of 50/100, indicating potential challenges in maintaining consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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