For agents
Back every price with data.
The Portuguese market rewards agents who can prove what they claim — especially with foreign clients arriving with a phone full of idealista tabs and a lawyer on WhatsApp. SirJohn gives you the independent evidence, so the relationship is yours to build.
What's making agency work harder than it used to be.
Three structural shifts in the Portuguese market that SirJohn is specifically built to help you navigate.
IMPIC complaints
4×
The market doesn't trust agents by default any more.
Complaints to IMPIC rose from 549 in 2021 to 2,847 in 2025 — a four-fold jump. Foreign buyers arrive expecting to be taken advantage of. Proof beats pitch: numbers they can verify close faster than stories they have to trust.
Source: IMPIC complaints register 2021–2025
Bank valuation gap
−8.77%
Your client's bank values the property below the market.
Bank valuations run an average 8.77% below market price, and aren't transferable between banks. When a deal dies at financing, the conversation is usually about a gap you could have predicted before the offer went in.
Source: Bank of Portugal · ASFAC valuation analysis
Municipal AL rule sets
308
Every AL question has 308 possible answers.
Short-term-rental rules are set municipality by municipality — 308 of them, constantly shifting. Telling an investor-buyer "it should be fine" is how agents lose trust. Checking the rule for the specific street in under a minute is how they keep it.
Source: Diário da República · municipal AL regimes 2025
How SirJohn fits into your workflow.
Three ways the same audit plugs into three different moments of a deal.
Evidence you can put in front of a client
A fair-price estimate with parish-level comparables, a risk summary with sources, and a verdict your client can read in under a minute. Use it in the first meeting — it reframes the conversation from "trust me" to "look at this."
Faster resolution of price disputes
When buyer and seller disagree on price, SirJohn gives both sides a neutral reference point built on the same data. Negotiations finish in minutes, not days of back-and-forth estimates.
A signal on listings you shouldn't waste time on
Listings priced well above the model's estimate, stale listings, or properties with Simplex legality risks surface up front. Spend your hours on the deals likely to close.
What an answer actually looks like.
A real audit on a Lordelo do Ouro 2-bed apartment. Pricing, risk checks, and the reasoning behind the verdict — live, not a mock-up.
Asking vs Fair Value
-11.0%
Asking Price
320 000 €
Fair Value
360 000 €
3765 € / m²
Asking price sits 11% below the parish median for T2 apartments in Lordelo do Ouro. The property benefits from proximity to the Douro waterfront and Foz do Douro, yet avoids the premium of the riverfront strip. Strong rental demand from university and hospital workers nearby.
- Helps:
Price vs fair value
Priced below what the local market supports — the core reason for the verdict.
-11.0%vs SirJohn fair value - Helps:
Location
Lordelo do Ouro — established, walkable neighbourhood with everyday amenities close by.
Prime parishsupermarket ~3 min - Holds back:
Energy certificate
Lower rating — budget for insulation and expect higher running costs.
Cert C≈ €1,900/yr running cost - Helps:
Risk profile
No material environmental or legal risks flagged for this property.
- Helps:
Rental outlook
Healthy rental yield if you let it out rather than living in it.
5.6% grosslong-let estimate
Price Analysis
Fair value estimate
360 000 €
Asking price
320 000 €
-11.1%below fair valuePrice per m²
3765 €
Parish average
4230 €
How we estimated this
Hedonic regression with 47 comparables (CMA + INE parish median)
Risk Assessment
Guides for agents.
The guides you reach for when a buyer pushes on rental rules, structural safety, or a sea-view risk — with the source, so your answer holds up when they check it.
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Rules
Alojamento Local (AL) licences
Every AL question has 308 municipal answers. Give your client the rule for the exact street in under a minute, instead of “it should be fine.”
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Risks
Seismic risk
When a buyer's engineer flags the structure, have the code-year context ready — not a scramble that stalls the deal.
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Risks
Coastal erosion
Sea-view listings carry setback questions that spook foreign buyers. Have the answer before the viewing, not after the offer.
The honest version.
We're going to be in your market long-term. That only works if we're clear about what we are and what we're not.
- SirJohn is buyer-side by design. If your model depends on dual representation, we're not aligned with you.
- We don't generate leads. We make the leads you have close faster and with fewer surprises.
- Where our data is thin — particularly for rural properties and very new listings — we tell the buyer, which means we'll tell you too.
Try it on a listing you're working on right now.
Paste any Idealista, CustoJusto, Remax, and e-leilões URL. See whether the report matches what you already know — and what it adds.