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.
3-bedroom, 2-bathroom house of 400 m², energy rating A. Located on urbanização Cerro Ruivo, 4, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: This property includes a private garage and a beautifully landscaped garden, providing both practical parking options and an inviting outdoor space for relaxation and leisure.
The valuation. The asking price of €900,000 exceeds the fair value of €774,099 by €125,901 (14.0%), indicating that the property is overpriced. Despite high-quality finishes, this valuation does not align with its potential return on investment.
Fair value modelled at €774,099 from the area baseline, adjusted for condition and location. Asking €900,000 sits €125,901 (14.0%) above — overpriced versus fair value.
Asking €900,000 versus the urbanização Cerro Ruivo, 4 area baseline of €1,290,400 (€3,226/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 80 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 77/100 (Housing Market 80 · Amenities 80 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
urbanização Cerro Ruivo, 4
Area baseline €1,290,400 + condition +€13,125 + location +€74,174 = modelled fair value of €774,099 (€1,935/m²), a €125,901 (14.0%) gap versus the €900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Cerro Ruivo, 4 | Subject | €900,000 | €2,250 | — | 75 | 77 |
| rua da Ami, 7 | Active | €550,000 | €1,204 | 46.5% | 73 | 74 |
| Portimão · 82c856 | Active | €650,000 | €2,025 | 10.0% | 70 | 70 |
| Alvor · 09004e | Active | €1,850,000 | €3,058 | 35.9% | 80 | 71 |
| rua Doutor Manuel Bentes | Active | €900,000 | €5,806 | 158.1% | 75 | 63 |
| Median comp | €775,000 | €2,542 | 13.0% | 74 | 71 |
Short-term vacation rental Given the property’s high listing price of €900,000, which is 14.0% above the fair value of €774,099, it is not ideally positioned for short-term vacation rental strategies, especially with a modest yield of 3.3%. The seasonal demand from tourism is appealing; however, the high entry price could significantly limit profitability. Long-term rental With a fair value gap of 14.0% leading to a total price of €900,000, the property is overpriced, making it less attractive for long-term rental investments that typically thrive on more competitive pricing. The yield of 3.3% may not justify the high cost, particularly in an economy reliant on tourism where stability can fluctuate seasonally. Luxury market While the property is located in a tourist-driven area, its valuation at €900,000 is not aligned with a luxury market strategy, given that it exceeds fair value by 14.0%. The combination of a 3.3% yield and condition ratings of 77/100 suggests that the property may not meet the expectations of luxury buyers who prioritize both high investment quality and potentially lower price points for perceived value.
Economic Dependency Risk: With both economic and tenant stability scores at 75/100, there is a potential risk that a minor economic downturn could disproportionately affect rental income and occupancy rates due to shared vulnerabilities.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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