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.
3-bedroom, 2-bathroom apartment of 129 m², built in 2005, energy rating D. Located on rua Henrique de Menezes, 4, Malagueira e Horta das Figueiras parish, Évora municipality, Évora district. Noteworthy Features: This apartment boasts an expansive 20 m² private storage room, enhancing its appeal for buyers needing extra space for belongings or equipment.
The valuation. The asking price of €265,000 sits significantly above the fair value of €190,654, indicating an inflated price by €74,346 (28.1%). This property is thus categorized as overpriced.
Fair value modelled at €190,654 from the area baseline, adjusted for condition and location. Asking €265,000 sits €74,346 (28.1%) above — overpriced versus fair value.
Asking €265,000 versus the rua Henrique de Menezes, 4 area baseline of €204,078 (€1,582/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 70 · Materials 75 · Room dimensions 74). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 38/100 (Housing Market 30 · Amenities 35 · Economic 30 · Tenant Quality 40). Softer demand indicators apply a discount to baseline.
rua Henrique de Menezes, 4
Area baseline €204,078 + condition -€3,628 + location -€9,796 = modelled fair value of €190,654 (€1,478/m²), a €74,346 (28.1%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Henrique de Menezes, 4 | Subject | €265,000 | €2,054 | — | 70 | 38 |
| rua Henrique de Menezes, 4 | Active | €265,000 | €2,054 | 0% | 70 | 47 |
| rua do Telhal, 46 | Active | €280,000 | €2,188 | 6.5% | 71 | 41 |
| travessa da Piçarra | Active | €235,000 | €3,456 | 68.2% | 55 | 48 |
| travessa da Piçarra | Active | €235,000 | €3,456 | 68.2% | 60 | 44 |
| Median comp | €250,000 | €2,822 | 37.4% | 65 | 46 |
Value-add renovation This property is currently overpriced by 28.1%, with a fair value of €190,654, indicating that the potential gains from renovations may not justify the excessive upfront cost. The current condition rating of 73/100 suggests that while improvements could enhance tenant appeal, the high initial investment may lead to diminished returns. Long-term rental The gross yield of 5.4% does not compensate for the significant price difference from fair value, making long-term rental an unfavorable investment in this overpriced market. Given the sparse amenities and average neighbourhood rating of 38/100, attracting reliable long-term tenants may be challenging. Buy-and-hold Holding this property is risky due to its overpriced status, which poses challenges for future appreciation in value. In a rural area like Alentejo, the limited economic diversity and low neighbourhood rating can hinder investment performance over the long term.
Economic and Tenant Instability With an economic stability score of 30/100 and a tenant stability score of 40/100, there is a significant risk that the property may experience high vacancy rates and fluctuating rental income due to a lack of stable demand.
