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.
10-bedroom, 10-bathroom country_house of 211 m², built in 1974, energy rating D. Located São Teotónio parish, Odemira municipality, Beja district. This property includes equestrian facilities with a covered horse walker and meticulously designed jumping arena, ideal for serious equestrians and horse training.
The valuation. The asking price of €3,700,000 is significantly above the fair value of €793,762, representing an overvaluation of 366.1%. This property does not present a favorable investment opportunity based on its price relative to the market value.
Fair value modelled at €793,762 from 6 comparable sales in the area. Asking €3,700,000 sits €2,906,238 (366.1%) above — overpriced versus fair value.
Asking €3,700,000 versus the São Teotónio, Odemira, Beja area baseline of €588,471 (€2,789/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €588,471, adjusted for condition and micro-location, gives a modelled fair value of €793,762 (€3,762/m²), a €2,906,238 (366.1%) gap versus the €3,700,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Teotónio · 5e63bb | Subject | €3,700,000 | €17,536 | — | 73 | 49 |
| Rogil · 25f7c4 | Active | €4,895,000 | €13,230 | 24.6% | 80 | 59 |
| São Teotónio · f10b28 | Active | €950,000 | €4,524 | 74.2% | 74 | 44 |
| Odeceixe · 6eba5b | Active | €1,100,000 | €7,383 | 57.9% | — | 60 |
| Marmelete · 9116e2 | Active | €890,000 | €2,225 | 87.3% | 70 | 63 |
| Median comp | €1,025,000 | €5,954 | 66.0% | 74 | 60 |
Long-term rental The property at 10-bed country_house in São Teotónio is overpriced at €3,700,000 compared to a fair value of €793,762, indicating a significant market disconnect with a gap of 366.1%. With a gross yield of 0% and a low neighbourhood rating of 49/100, pursuing a long-term rental strategy would likely result in financial loss due to the inflated purchase price. Family rental Investing in the 10-bed country_house for family rentals is unfeasible as the current listing price exceeds its fair value by 366.1%, making it overpriced at €3,700,000. Given the property’s gross yield of 0% and limited local employment opportunities, families will be deterred by the unappealing market conditions in the area.
Economic decline risk The low economic stability score of 35/100 indicates a potential vulnerability to economic downturns, which may negatively impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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