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, 5-bathroom house of 240 m², built in 2009, energy rating B. Located Carvalhal parish, Grândola municipality, Setúbal district. This property includes a spacious basement specifically designed for a three-car garage and versatile storage for nautical equipment, enhancing its appeal for water sports enthusiasts.
The valuation. The asking price of €8,400,000 sits significantly above the fair value of €1,808,018, indicating it is overpriced by €6,591,982 or 364.6%. This disparity suggests potential investors should approach with caution.
Fair value modelled at €1,808,018 from 6 comparable sales in the area. Asking €8,400,000 sits €6,591,982 (364.6%) above — overpriced versus fair value.
Asking €8,400,000 versus the Carvalhal, Grândola, Setúbal area baseline of €1,626,309 (€6,776/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 €1,626,309, adjusted for condition and micro-location, gives a modelled fair value of €1,808,018 (€7,533/m²), a €6,591,982 (364.6%) gap versus the €8,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Carvalhal · 9c7b5d | Subject | €8,400,000 | €35,000 | — | 88 | 43 |
| Carvalhal · 89e726 | Active | €3,650,000 | €5,328 | 84.8% | 85 | 40 |
| Carvalhal · 483af3 | Active | €3,750,000 | €8,929 | 74.5% | 80 | 49 |
| Carvalhal · 76ae96 | Active | €4,089,500 | €15,790 | 54.9% | 90 | 45 |
| Carvalhal · b7c016 | Active | €1,500,000 | €8,380 | 76.1% | 84 | 49 |
| Median comp | €3,700,000 | €8,655 | 75.3% | 85 | 47 |
Long-term rental This 5-bed house in Carvalhal is overpriced at €8,400,000, leaving an enormous 364.6% gap from its fair value of €1,808,018, which significantly undermines its potential as a long-term rental investment. With a gross yield of 0% and a neighborhood score of 43/100, the property is unlikely to attract reliable tenants in this primarily agricultural area. Buy-and-hold Acquiring this property as a buy-and-hold investment is not advisable given its substantial overpricing of 364.6% above fair value, making it difficult to generate any worthwhile appreciation. The combination of a low neighborhood rating and a lack of rental yield suggests that the property will not perform well over the long term in this rural Alentejo market.
Economic Vulnerability The economic stability score of 30/100 indicates a high risk of market downturns, which may negatively impact tenant demand and rental income.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
