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.
1-bedroom, 1-bathroom apartment of 64 m², built in 1988, energy rating D. Located on rua da Alvorada, Alvor parish, Portimão municipality, Faro district. Noteworthy Features: This apartment offers excellent solar orientation and fantastic unobstructed views of the gardens and sea, enhancing its appeal in a quiet urbanization. Additional Context: The property features access to Padel and Tennis courts for an extra fee.
The valuation. The asking price of €259,000 is significantly above fair value at €109,679, indicating an overpriced property with a difference of €149,321 (57.7%). This suggests a lack of financial viability at the current listing. Buy-to-flip angle. The resale/wholesale strategy would require significant renovations to justify the high asking price and attract potential buyers, focusing on recent updates to enhance market appeal. A return on investment would depend on careful cost management during the renovation phase. Buy-to-let angle. A rental income strategy targets short-term vacation rentals in the popular Algarve tourist zone, aiming for a gross yield of 3.4%, translating to approximately €734/month. The area's appeal to holidaymakers supports potential steady rental income.
Fair value modelled at €109,679 from the area baseline, adjusted for condition and location. Asking €259,000 sits €149,321 (57.7%) above — overpriced versus fair value.
Asking €259,000 versus the rua da Alvorada area baseline of €221,056 (€3,454/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 68 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 80 · Amenities 70 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua da Alvorada
Area baseline €221,056 + condition -€9,000 + location +€8,791 = modelled fair value of €109,679 (€1,714/m²), a €149,321 (57.7%) gap versus the €259,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Alvorada | Subject | €259,000 | €4,047 | — | 65 | 70 |
| praceta da Alvorada, 1 | Active | €253,000 | €3,833 | 5.3% | 60 | 75 |
| Alvor · de0c1c | Active | €259,500 | €4,185 | 3.4% | — | 72 |
| Alvor · ba3dfa | Active | €229,900 | €3,537 | 12.6% | 68 | 67 |
| rua do Fojo, 39 | Active | €199,000 | €3,755 | 7.2% | 65 | 72 |
| Median comp | €241,450 | €3,794 | 6.2% | 65 | 72 |
Short-term vacation rental The property in Alvor, priced at €259,000, suffers from a significant overpricing of 57.7% against its fair value of €109,679. With a gross yield of only 3.4%, investors should be cautious as this return does not align with the high entry cost typically expected in the short-term rental market. Buy-and-hold Given the property's listing price of €259,000 and the fair value estimation of €109,679, it is evident that this asset is overpriced, creating a challenging scenario for long-term capital appreciation. Additionally, the condition and neighborhood ratings do not support the high pricing, making it a less attractive buy-and-hold option. Family rental At €259,000, this property is significantly overpriced compared to the fair value of €109,679, which raises concerns about future rental returns. With a yield of just 3.4% and the family market's sensitivity to price, this investment may not appeal to prospective tenants seeking value for money.
Economic Risk The economic stability score of 60/100 indicates potential fluctuations in market conditions that could impact property value and rental income.
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