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 48 m², energy rating F. Located on travessa do Contreyras, 2, Évora (São Mamede, Sé, São Pedro e Santo Antão) parish, Évora municipality, Évora district. Noteworthy Features: This apartment is located in the Historic Center of Évora, offering potential for high rental demand due to its proximity to local attractions and amenities.
The valuation. The asking price of €235,000 sits significantly above the fair value of €153,333, indicating an overvaluation of €81,667 (53.3%). This property is not a deal considering the substantial premium over its fair market value.
Fair value modelled at €153,333 from 6 comparable sales in the area. Asking €235,000 sits €81,667 (53.3%) above — overpriced versus fair value.
Asking €235,000 versus the travessa do Contreyras, 2 area baseline of €117,163 (€2,441/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €117,163, adjusted for condition and micro-location, gives a modelled fair value of €153,333 (€3,194/m²), a €81,667 (53.3%) gap versus the €235,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| travessa do Contreyras, 2 | Subject | €235,000 | €4,896 | — | 72 | 44 |
| Bacelo e Senhora da Saúde · a808c9 | Active | €230,000 | €3,194 | 34.8% | 65 | 38 |
| Bacelo e Senhora da Saúde · 1441cb | Active | €230,000 | €3,194 | 34.8% | 70 | 42 |
| travessa das Avenidas, 2 | Active | €251,000 | €3,347 | 31.6% | 80 | 43 |
| rua Henrique de Menezes, 4 | Active | €265,000 | €2,054 | 58.0% | 70 | 38 |
| Median comp | €240,500 | €3,194 | 34.8% | 70 | 40 |
Long-term rental This property presents an unfavorable gross yield of 4.1%, which reflects its overpriced status given that the fair value is significantly lower at €153,333. The rural location and low tenant quality further suggest that long-term rental income may not provide adequate returns. Value-add renovation Although the property may benefit from renovations, the current gap of 53.3% above fair value makes it a risky endeavor for value-add investments. With a condition rating of 76/100 and a neighbourhood score of 44/100, any value-added renovation may not sufficiently elevate the property’s market appeal to justify the premium price. Short-term vacation rental The property is not suitable for short-term vacation rentals due to its rural location and lack of urban amenities, further compounded by its overpriced valuation. Even if renovated, the local demand and neighbourhood score indicate limited attractiveness to prospective short-term tenants. Luxury market Targeting the luxury market is impractical given that this property is priced significantly above its fair value, making it less appealing to high-end buyers. The area's rural characteristics and low urbanization further detract from its potential in the luxury segment. Student housing This property is inadequately positioned for student housing due to its rural setting, lacking proximity to urban centres or educational institutions, combined with its overpriced valuation. The limited appeal of the neighbourhood and the inadequate amenities make it an unviable option for attracting student renters.
High Economic Risk The property has a low economic stability score of 38/100, indicating a potential for economic downturns that could affect rental income and property value significantly.
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