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, 2-bathroom mix_use_building of 495 m², built in 1951, energy rating D. Located on rua Cinco de Outubro, Évora (São Mamede, Sé, São Pedro e Santo Antão) parish, Évora municipality, Évora district. This property features three fireplaces and retains original 'viúva Lamego' tiles, offering a glimpse into its historical character amidst needed renovations.
The valuation. The asking price of €1,200,000 significantly exceeds the fair value of €460,258 by €739,742 (61.6%). This property is overpriced given its condition and market context.
Fair value modelled at €460,258 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €739,742 (61.6%) above — overpriced versus fair value.
Asking €1,200,000 versus the rua Cinco de Outubro area baseline of €1,173,645 (€2,371/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 37/100 (Condition 28 · Materials 45 · Room dimensions 45). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 42/100 (Housing Market 35 · Amenities 40 · Economic 30 · Tenant Quality 45). Softer demand indicators apply a discount to baseline.
rua Cinco de Outubro
Area baseline €1,173,645 + condition -€297,773 + location -€25,059 = modelled fair value of €460,258 (€930/m²), a €739,742 (61.6%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cinco de Outubro | Subject | €1,200,000 | €2,424 | — | 28 | 42 |
| rua do Conde da Serra | Active | €695,000 | €2,673 | 10.3% | 39 | 42 |
| rua da Mostardeira | Active | €157,000 | €2,379 | 1.9% | 55 | 45 |
| rua de Aviz | Active | €1,100,000 | €888 | 63.4% | 16 | 42 |
| travessa da Piçarra | Active | €235,000 | €3,456 | 42.6% | 60 | 44 |
| Median comp | €465,000 | €2,526 | 4.2% | 47 | 43 |
Long-term rental The property is highly overpriced at €1,200,000, compared to a fair value of €460,258, revealing a gap of 61.6%. With a gross yield of 0% and a condition score of 37/100, it is not suitable for long-term rental investments. Buy-and-hold Despite being located in Évora, a region with limited economic activity primarily centered around agriculture, the price is extraordinarily inflated at €1,200,000. Given the property’s low condition score of 37/100 and an unfavorable neighbourhood rating of 42/100, it poses significant long-term risks to buy-and-hold strategies. Value-add renovation The significant valuation gap indicates that the property is overpriced, with a fair value of only €460,258 versus a listing price of €1,200,000. Even with potential renovations aimed at improving the condition score, the current asking price remains highly unappealing for value-add investment approaches.
High Vacancy Risk The combination of an economic stability score of 30/100 and tenant stability score of 45/100 indicates a significant risk of high vacancy rates and turnover.
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