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, 2-bathroom apartment of 91 m², energy rating D. Located on largo Doutor Evaristo Cutileiro, Évora (São Mamede, Sé, São Pedro e Santo Antão) parish, Évora municipality, Évora district. Noteworthy Feature: This apartment's direct street access and dual independent entries enable flexible rental strategies, catering to both short-term tourists and long-term students simultaneously, enhancing investment potential.
The valuation. The asking price of €315,000 is significantly above the fair value of €277,251, placing it at €37,749 (13.6%) overpriced. Such a discrepancy suggests the property is not a favorable acquisition at this price point.
Fair value modelled at €277,251 from 6 comparable sales in the area. Asking €315,000 sits €37,749 (13.6%) above — overpriced versus fair value.
Asking €315,000 versus the largo Doutor Evaristo Cutileiro area baseline of €233,251 (€2,563/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €233,251, adjusted for condition and micro-location, gives a modelled fair value of €277,251 (€3,047/m²), a €37,749 (13.6%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo Doutor Evaristo Cutileiro | Subject | €315,000 | €3,462 | — | 55 | 44 |
| rua do Redondo | Active | €425,500 | €4,255 | 22.9% | 55 | 38 |
| Bacelo e Senhora da Saúde · a808c9 | Active | €230,000 | €3,194 | 7.7% | 65 | 38 |
| avenida Fernando Pessoa, 27 | Active | €230,000 | €3,194 | 7.7% | 60 | 41 |
| rua Henrique de Menezes, 4 | Active | €265,000 | €2,054 | 40.7% | 70 | 38 |
| Median comp | €247,500 | €3,194 | 7.7% | 63 | 38 |
Buy-and-hold The property is overpriced at €315,000 compared to the fair value of €277,251, which suggests potential for loss if held long-term. With a gross yield of only 3.2% and a neighborhood score of 44/100, it may not meet the long-term investment criteria effectively. Long-term rental Investing in long-term rental is not advisable given the property’s price premium of 13.6% over its fair value and a subpar neighborhood rating. The low yield of 3.2% further indicates that this investment is likely to underperform against market expectations in a region primarily focused on agriculture with limited economic activity.
High Economic Vulnerability The property is at risk due to a low economic stability score of 30/100, indicating potential economic downturns that could affect tenant demand and rental income stability.
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