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 100 m² on the 1st floor, energy rating D. Located on rua do Redondo, Bacelo e Senhora da Saúde parish, Évora municipality, Évora district. Noteworthy Features: The property includes finished attics offering versatile space usage and a very large terrace ideal for leisure, enhancing its functional potential.
The valuation. The asking price of €425,500 sits significantly above the fair value of €228,314, indicating an overvaluation of €197,186 (86.4%). This suggests that potential buyers may not find sufficient intrinsic value in the property.
Fair value modelled at €228,314 from 6 comparable sales in the area. Asking €425,500 sits €197,186 (86.4%) above — overpriced versus fair value.
Asking €425,500 versus the rua do Redondo area baseline of €155,235 (€1,552/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 59/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price below the wider parish average — a hyper-local discount distinct from the parish baseline.
Base gap of €155,235, adjusted for condition and micro-location, gives a modelled fair value of €228,314 (€2,283/m²), a €197,186 (86.4%) gap versus the €425,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua do Redondo | Subject | €425,500 | €4,255 | — | 55 | 38 |
| rua Henrique de Menezes, 4 | Active | €265,000 | €2,054 | 51.7% | 70 | 38 |
| travessa da Piçarra | Active | €235,000 | €3,456 | 18.8% | 60 | 44 |
| rua do Telhal, 46 | Active | €280,000 | €2,188 | 48.6% | 71 | 41 |
| rua da Mostardeira | Active | €157,000 | €2,379 | 44.1% | 55 | 45 |
| Median comp | €250,000 | €2,284 | 46.3% | 65 | 43 |
Long-term rental The current listing price of €425,500 significantly exceeds the fair value of €228,314, indicating that the investment is overpriced by 86.4%. With a gross yield of only 3.2% and a neighbourhood rating of 38/100, pursuing a long-term rental strategy may not be financially viable. Buy-and-hold At €425,500, this property is grossly overpriced compared to the fair value of €228,314, suggesting a substantial gap that diminishes potential long-term appreciation benefits. Given the condition score of 59/100 and a rural setting with limited commercial activity, holding onto this asset could expose investors to prolonged underperformance in terms of resale value and market stability.
Low economic and tenant stability risk The property faces significant risk due to a low economic stability score of 32/100 and a tenant stability score of 42/100, indicating potential challenges in attracting and retaining reliable tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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