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 120 m². Located on rua de São João, 18, Vendas Novas parish, Vendas Novas municipality, Évora district. This property features an expansive attic with versatile spaces suitable for a gym or additional living areas, complemented by a quality saltwater pool surrounded by synthetic grass.
The valuation. The asking price of €450,000 sits significantly above the fair value of €338,229, resulting in an overvaluation of €111,771 (33.0%). This disparity suggests that the property is overpriced in the current market. Buy-to-flip angle. A buy-and-flip strategy may not provide sufficient margin for profit given the current asking price, as quick resale could require substantial price reductions to attract buyers. Focusing on renovations could enhance value but may still fall short against fair market conditions. Buy-to-let angle. The rental income strategy might yield a modest gross yield of 2%, with estimated rents around €750 per month. However, this income potential may not fully justify the high acquisition cost and could impact long-term cash flow viability.
Fair value modelled at €338,229 from 6 comparable sales in the area. Asking €450,000 sits €111,771 (33.0%) above — overpriced versus fair value.
Asking €450,000 versus the rua de São João, 18 area baseline of €276,958 (€2,308/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 €276,958, adjusted for condition and micro-location, gives a modelled fair value of €338,229 (€2,819/m²), a €111,771 (33.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de São João, 18 | Subject | €450,000 | €3,750 | — | 73 | 57 |
| Pegões · 001501 | Active | €650,000 | €6,436 | 71.6% | 64 | 55 |
| Pegões · b3290b | Active | €300,000 | €2,857 | 23.8% | 60 | 55 |
| rua Alexandre Braga, 18 | Active | €220,000 | €2,683 | 28.5% | 65 | 54 |
| Vendas Novas · a806fe | Active | €280,000 | €2,393 | 36.2% | 70 | 55 |
| Median comp | €290,000 | €2,770 | 26.1% | 65 | 55 |
Buy-and-hold This property is overpriced at €450,000, significantly above the fair value of €338,229, reflecting a 33% gap. With a low gross yield of 2% and a neighborhood rating of only 57/100, it lacks sufficient growth potential for a long-term investment strategy. Family rental The property’s pricing at €450,000, compared to the fair value of €338,229, indicates it is overpriced by 33%. Given the limited amenities in this rural setting and the moderate neighborhood score, it may struggle to attract quality tenants for family rental. Not ideal for Short-term vacation rental or Luxury market due to the current pricing and the rural nature of Vendas Novas, which brings limited tourist appeal and less luxury demand.
Economic Volatility Risk With an economic stability score of 50/100, there is a significant risk of fluctuating market conditions potentially impacting tenant demand and property value negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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