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 house of 78 m², energy rating D. Located on rua Doutor Manuel de Arriaga, Bencatel parish, Vila Viçosa municipality, Évora district. This property boasts two independent entrances, enhancing accessibility and potential rental income, along with a traditional well that provides its own water supply.
The valuation. The asking price of €141,000 is significantly above the fair value of €121,027, indicating a discrepancy of €19,973 (16.5%). This property is considered overpriced and may require negotiation to achieve a more reasonable price.
Fair value modelled at €121,027 from 6 comparable sales in the area. Asking €141,000 sits €19,973 (16.5%) above — overpriced versus fair value.
rua Doutor Manuel de Arriaga area median of €53,898 (€691/m²) for a property of this size — the starting reference point before comparable sales are factored in.
6 comparable sales in the area adjust the estimate by +€67,129 versus the parish baseline.
Parish baseline €53,898 +€67,129 comparables adjustment = modelled fair value of €121,027 (€1,552/m²), a €19,973 (16.5%) gap versus the €141,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor Manuel de Arriaga | Subject | €141,000 | €1,808 | — | 68 | 36 |
| Estremoz (Santa Maria e Santo André) · 5da0fe | Active | €135,000 | €1,350 | 25.3% | 71 | 43 |
| Borba (São Bartolomeu) · 16241f | Active | €220,000 | €1,930 | 6.8% | 55 | 44 |
| Rio de Moinhos · ee88f4 | Active | €150,000 | €1,271 | 29.7% | — | 35 |
| Nossa Senhora da Conceição e São Bartolomeu · 80050e | Active | €259,000 | €1,126 | 37.7% | — | 33 |
| Median comp | €185,000 | €1,311 | 27.5% | 63 | 39 |
Long-term rental The property in Bencatel, Vila Viçosa, offers a gross yield of only 4.1%, reflecting its overpriced status compared to the fair value gap of 16.5%. Given the low tenant quality and neighborhood score of 36/100, long-term rental may not generate sufficient demand to justify the investment. Value-add renovation While the property is in fair condition with a score of 65/100, the existing price suggests it is overpriced at €141,000, especially with a fair value of €121,027. Any renovation efforts would need to significantly enhance the property’s appeal in a less favorable neighborhood to achieve potential returns on investment. Not ideal for student housing The property’s rural setting in Alentejo and low neighborhood rating make it unsuitable for the student housing market, where location is critical for attracting tenants. Given its overpriced valuation, pursuing this market segment is unlikely to yield profitable results. Not ideal for luxury market This property does not align with luxury market standards due to its average condition and dismal neighborhood score, making it overpriced at €141,000. Investing in a luxury segment would require a completely different location and property profile to achieve success.
Weak demand The economic stability score of 30/100 indicates a poor market, which could lead to high vacancy rates and low demand for tenants, further exacerbated by a tenant stability score of 40/100 showing potential issues with tenant retention.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
