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.
4-bedroom, 2-bathroom country_house of 468 m², built in 2005, energy rating B. Located São Cristóvão parish, Montemor-o-Novo municipality, Évora district. Noteworthy Features: The property includes an automated astronomical observatory and a dedicated guest house featuring a traditional Alentejo fireplace, enhancing both leisure and accommodation options.
The valuation. The asking price of €1,400,000 sits €393,378 (39.1%) above the fair value of €1,006,622, indicating that the property is overpriced. This discrepancy suggests potential challenges for buyers considering the investment.
Fair value modelled at €1,006,622 from 6 comparable sales in the area. Asking €1,400,000 sits €393,378 (39.1%) above — overpriced versus fair value.
Asking €1,400,000 versus the São Cristóvão, Montemor-o-Novo, Évora area baseline of €865,254 (€1,849/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €865,254, adjusted for condition and micro-location, gives a modelled fair value of €1,006,622 (€2,151/m²), a €393,378 (39.1%) gap versus the €1,400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Cristóvão · 76b406 | Subject | €1,400,000 | €2,991 | — | 76 | 45 |
| São Cristóvão · 2d82df | Active | €339,000 | €2,474 | 17.3% | 75 | 50 |
| largo da Igreja | Active | €250,000 | €3,049 | 1.9% | 72 | 45 |
| rua dos Almocreves, 28 | Active | €135,000 | €2,077 | 30.6% | 72 | 49 |
| rua Albino Cro Pimenta de Aguiar | Active | €265,000 | €1,532 | 48.8% | 55 | 53 |
| Median comp | €257,500 | €2,276 | 23.9% | 72 | 50 |
Long-term rental The 39.1% gap between the listing price and fair value indicates that this property is overpriced, limiting the potential for long-term rental yields. Additionally, with a gross yield of 0% and a low neighbourhood rating of 45/100, the investment appeal for long-term tenants is further diminished. Buy-and-hold Investing in this property as a buy-and-hold is not advisable, given its fair value of €1,006,622 compared to the listing price of €1,400,000, indicating it is overpriced. The condition score of 78/100 does not compensate for the lack of gross yield and poor neighbourhood amenities, making long-term appreciation uncertain.
Economic Decline Risk The economic stability score of 40/100 suggests a high risk of declining property values and potentially lower rental income due to an unstable local economy.
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