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 house of 163 m², built in 2021, energy rating B. Located Vendas Novas parish, Vendas Novas municipality, Évora district. Noteworthy Features: The house includes a state-of-the-art surveillance system with cameras and an intrusion alarm, enhancing security alongside the modern amenities provided throughout the property.
The valuation. The asking price of €455,000 sits €41,932 (10.2%) above the fair value of €413,068, indicating this property is fairly priced according to market expectations. Buy-to-flip angle. A quick resale strategy may capitalize on the property’s high-quality finishes to attract premium buyers, especially given the decent condition at 85/100. Buy-to-let angle. With a current gross yield of 0%, focusing on family rentals may provide long-term income potential, especially given its proximity to urban amenities in Setúbal.
Fair value modelled at €413,068 from 6 comparable sales in the area. Asking €455,000 sits €41,932 (10.2%) above — overpriced versus fair value.
Asking €455,000 versus the Vendas Novas, Vendas Novas, Évora area baseline of €304,400 (€1,867/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €304,400, adjusted for condition and micro-location, gives a modelled fair value of €413,068 (€2,534/m²), a €41,932 (10.2%) gap versus the €455,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Vendas Novas · 57f872 | Subject | €455,000 | €2,791 | — | 82 | 49 |
| Vendas Novas · 82901d | Active | €460,000 | €1,742 | 37.6% | 73 | 59 |
| rua Alexandre Braga, 18 | Active | €220,000 | €2,683 | 3.9% | 65 | 54 |
| Vendas Novas · a806fe | Active | €280,000 | €2,393 | 14.3% | 70 | 55 |
| rua Bernardino Machado, 31 | Active | €420,000 | €2,675 | 4.2% | 55 | 50 |
| Median comp | €350,000 | €2,534 | 9.2% | 68 | 55 |
Family rental This property in Vendas Novas offers a spacious 163m² layout, suitable for families, but at a price of €455,000, it is priced 10.2% above its fair value. With a neighbourhood score of 49/100, potential tenants may be discouraged by the lack of amenities and overall quality. Buy-and-hold Investing in this property as a buy-and-hold strategy may not yield significant appreciation given its current price, which exceeds fair market value. The 0% gross yield reflects the challenges in generating rental income in a neighbourhood that is rated only 49/100 for tenant quality. Long-term rental While this house offers adequate living space, the asking price suggests that it is not an ideal candidate for long-term rental investment at €455,000, which is overvalued compared to its fair value of €413,068. The local area's amenity ratings further indicate a struggle to attract long-term tenants, hindering rental potential.
Tenant Default Risk: With a tenant stability score of 56/100, there is a significant risk of tenant default, indicating that more than 40% could potentially struggle to meet their rental obligations.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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