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, 3-bathroom house of 166 m², energy rating B. Located on estrada e Comboio Preço, Vendas Novas parish, Vendas Novas municipality, Évora district. Noteworthy Feature: The property includes a legal annex with a fireplace, offering versatile potential as an independent studio or leisure space, enhancing its functional living options.
The valuation. The asking price of €400,000 is €40,333 (11.2%) above the fair value of €359,667, indicating it is overpriced. Buyers should exercise caution and perform due diligence before considering this property.
Fair value modelled at €359,667 from 5 comparable sales in the area. Asking €400,000 sits €40,333 (11.2%) above — overpriced versus fair value.
Asking €400,000 versus the estrada e Comboio Preço area baseline of €246,912 (€1,487/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €246,912, adjusted for condition and micro-location, gives a modelled fair value of €359,667 (€2,167/m²), a €40,333 (11.2%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada e Comboio Preço | Subject | €400,000 | €2,410 | — | 84 | 57 |
| Vendas Novas · 82901d | Active | €460,000 | €1,742 | 27.7% | 73 | 59 |
| rua Capitão Custódio Janeiro Santana | Active | €390,000 | €2,167 | 10.1% | 72 | 59 |
| rua Aldeia dos Frades, 13 | Active | €339,500 | €2,190 | 9.1% | 70 | 53 |
| rua Alexandre Braga, 18 | Active | €220,000 | €2,683 | 11.3% | 65 | 54 |
| Median comp | €364,750 | €2,179 | 9.6% | 71 | 57 |
Long-term rental The current listing price of €400,000 is 11.2% above its fair value of €359,667, indicating that this property is overpriced. With a gross yield of 0%, this investment does not provide sufficient cash flow potential for long-term rental viability. Buy-and-hold At a price point exceeding fair market value, acquiring this property as a buy-and-hold investment could lead to stagnated returns. The location’s reliance on nearby urban areas for amenities further complicates the potential for appreciation over time. Value-add renovation While renovations could improve the property’s condition rated at 80/100, the initial purchase price is still overpriced at €400,000 compared to the fair value. Given the current market dynamics and the neighbourhood rating of 57/100, the prospects for a profitable value-add strategy may be limited under these circumstances.
Economic Vulnerability With an economic stability score of 50/100, there is a heightened risk of economic downturns negatively affecting property demand and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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