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.
0-bedroom, 0-bathroom mix_use_building of 1239 m², built in 1920. Located on rua de Aviz, Évora (São Mamede, Sé, São Pedro e Santo Antão) parish, Évora municipality, Évora district. Noteworthy Features: The property boasts UNESCO-classified neoclassical frescoes with chinoiserie elements, and includes a historic chapel featuring marble sourced from a local convent, enhancing its cultural significance.
The valuation. The asking price of €1,100,000 is significantly above the fair value of €910,047, presenting an excess of €189,953 (17.3%). This valuation indicates that the property is overpriced and may not attract serious buyers at this price point.
Fair value modelled at €910,047 from the area baseline, adjusted for condition and location. Asking €1,100,000 sits €189,953 (17.3%) above — overpriced versus fair value.
Asking €1,100,000 versus the rua de Aviz area baseline of €1,960,098 (€1,582/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 24/100 (Condition 16 · Materials 30 · Room dimensions 30). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 42/100 (Housing Market 40 · Amenities 40 · Economic 35 · Tenant Quality 55). Softer demand indicators apply a discount to baseline.
rua de Aviz
Area baseline €1,960,098 + condition -€987,328 + location -€62,723 = modelled fair value of €910,047 (€735/m²), a €189,953 (17.3%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Aviz | Subject | €1,100,000 | €888 | — | 16 | 42 |
| rua do Muro | Active | €920,000 | €1,082 | 21.9% | — | 41 |
| rua do Conde da Serra | Active | €695,000 | €2,673 | 201.1% | 39 | 42 |
| rua Cinco de Outubro | Active | €1,200,000 | €2,424 | 173.1% | 38 | 45 |
| rua da Mostardeira | Active | €157,000 | €2,379 | 167.9% | 55 | 45 |
| Median comp | €807,500 | €2,402 | 170.5% | 39 | 44 |
Long-term rental This property is not suitable for long-term rental as its demand is limited due to the agricultural nature of the neighborhood and basic amenities being inaccessible without transportation. Additionally, with a fair value significantly lower than the asking price, the potential rental yield remains unconvincing and does not justify the investment. Buy-and-hold The buy-and-hold strategy is undermined by this property's overpriced valuation, which limits any potential appreciation in a primarily agricultural area with limited urban development. Furthermore, the low condition rating and lack of tenant quality signal that holding this asset could lead to challenges in generating positive cash flow. Family rental Investing in this property for family rental purposes is questionable, as the neighborhood's low score in amenities suggests that families seeking long-term rentals would likely look elsewhere. Coupled with the significant gap from fair value, this property does not represent a sound investment opportunity for that demographic.
Economic Vulnerability The property faces significant risk due to a low economic stability score of 35/100, suggesting a weak local economy that may affect tenant demand and rental income.
