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.
2-bedroom, 1-bathroom apartment of 75 m² on the 1st floor. Located on travessa das Avenidas, 2, Malagueira e Horta das Figueiras parish, Évora municipality, Évora district. Noteworthy Features: The small terrace at the entrance offers a charming outdoor space, while the kitchen's central island enhances functionality for daily meals and gatherings.
The valuation. The asking price of €251,000 is significantly above the fair value of €190,743, resulting in a difference of €60,257 (31.6%). This indicates that the property is overpriced and may not be a viable investment opportunity.
Fair value modelled at €190,743 from 6 comparable sales in the area. Asking €251,000 sits €60,257 (31.6%) above — overpriced versus fair value.
Asking €251,000 versus the travessa das Avenidas, 2 area baseline of €168,439 (€2,246/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €168,439, adjusted for condition and micro-location, gives a modelled fair value of €190,743 (€2,543/m²), a €60,257 (31.6%) gap versus the €251,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa das Avenidas, 2 | Subject | €251,000 | €3,347 | — | 80 | 43 |
| rua Henrique de Menezes, 4 | Active | €265,000 | €2,054 | 38.6% | 70 | 38 |
| rua Alexandre Rosado | Active | €287,000 | €2,899 | 13.4% | 70 | 42 |
| Bacelo e Senhora da Saúde · 1441cb | Active | €230,000 | €3,194 | 4.5% | 70 | 42 |
| rua do Redondo | Active | €425,500 | €4,255 | 27.1% | 55 | 38 |
| Median comp | €276,000 | €3,047 | 9.0% | 70 | 40 |
Long-term rental The property, priced at €251,000, exceeds its fair value of €190,743 by 31.6%, indicating it is overpriced and likely to yield a lower return on investment. With a gross yield of only 3.1%, the prospects for long-term rental income are less appealing given current market conditions. Buy-and-hold Investing in this apartment at the listing price poses significant risk as it is overpriced compared to its fair valuation, limiting potential capital appreciation over time. The combination of a low yield and an unfavorable neighborhood rating of 43/100 suggests that holding the property may not generate sufficient returns in the long term.
Low Economic Growth Risk The property is at risk due to a low economic stability score of 35/100, which may impact future tenant demand and property values.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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