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 apartment of 127 m², built in 1999, energy rating D. Located on rua Dom João II, Armação de Pêra parish, Silves municipality, Faro district. Noteworthy Features: This apartment offers an unobstructed 7th-floor view and immediate beach access, ensuring both scenic vistas and a coastal lifestyle right at your doorstep.
The valuation. The asking price of €449,000 is significantly above its fair value of €242,445, resulting in an overpricing of €206,555 (46.0%). This suggests the property does not represent a favorable investment opportunity.
Fair value modelled at €242,445 from the area baseline, adjusted for condition and location. Asking €449,000 sits €206,555 (46.0%) above — overpriced versus fair value.
Asking €449,000 versus the rua Dom João II area baseline of €477,012 (€3,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Dom João II
Area baseline €477,012 + condition +€2,580 + location +€21,806 = modelled fair value of €242,445 (€1,909/m²), a €206,555 (46.0%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João II | Subject | €449,000 | €3,535 | — | 72 | 75 |
| rua Torre, 2 | Active | €360,000 | €2,927 | 17.2% | 70 | 66 |
| rua Francisco Oliveira Santos | Active | €649,000 | €5,031 | 42.3% | 74 | 70 |
| avenida dos Oceanos | Active | €345,000 | €2,654 | 24.9% | 75 | 63 |
| rua das Embarcações, 8 | Active | €450,000 | €4,639 | 31.2% | 76 | 73 |
| Median comp | €405,000 | €3,783 | 7.0% | 75 | 68 |
Long-term rental The property is priced at €449,000, which is significantly above its fair value of €242,445, indicating it is overpriced. With a gross yield of only 3.5%, this investment offers limited return potential in the competitive rental market. Short-term vacation rental While the Armação de Pêra area has appeal for holidaymakers due to its tourist orientation, the asking price of €449,000 exceeds the fair market value of €242,445, making this property overpriced. Seasonal rental income may not justify the inflated price, especially when considering the competitiveness of the local vacation rental market. Buy-and-hold Purchasing this property for a buy-and-hold strategy at €449,000 would be unwise given its fair value of €242,445, categorizing it as overpriced. The reliance on tourism for consistent appreciation raises concerns about long-term value in a fluctuating market dominated by seasonal activities.
Economic Vulnerability The economic stability score of 75/100 indicates potential fluctuations in local economic conditions that could affect rental income stability.
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