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.
2-bedroom, 2-bathroom apartment of 128 m², built in 2000. Located on rua Engenheiro José de Bívar, 2, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The apartment boasts a vast 210 m² terrace, perfect for outdoor leisure, and provides a secure, generous parking space in the building's basement.
The valuation. The asking price of €450,000 significantly exceeds the fair value of €231,721 by €218,279, or 48.5%. This property is truly overpriced and unlikely to deliver a good return on investment given its valuation.
Fair value modelled at €231,721 from the area baseline, adjusted for condition and location. Asking €450,000 sits €218,279 (48.5%) above — overpriced versus fair value.
Asking €450,000 versus the rua Engenheiro José de Bívar, 2 area baseline of €414,464 (€3,238/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 68 · Materials 75 · Room dimensions 78). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 67/100 (Housing Market 80 · Amenities 70 · Economic 60 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Engenheiro José de Bívar, 2
Area baseline €414,464 + condition -€3,000 + location +€14,945 = modelled fair value of €231,721 (€1,810/m²), a €218,279 (48.5%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro José de Bívar, 2 | Subject | €450,000 | €3,516 | — | 68 | 67 |
| rua Frei Manuel Sepúlcro | Active | €300,000 | €14,286 | 306.3% | 75 | 71 |
| Ferragudo · f3607d | Active | €395,000 | €2,394 | 31.9% | 72 | 74 |
| urbanização Cerca do Moinho | Active | €475,000 | €2,896 | 17.6% | 73 | 64 |
| praceta Mar de Timor | Active | €335,000 | €3,018 | 14.2% | 68 | 71 |
| Median comp | €365,000 | €2,957 | 15.9% | 73 | 71 |
Short-term vacation rental Given the property's location in a prominent tourist area of Algarve, the high listing price of €450,000 significantly exceeds the fair value of €231,721, representing an overpriced situation. With a gross yield of 4.2%, the potential return does not justify the premium, making it less attractive for short-term rental investment. Buy-and-hold The buy-and-hold strategy is challenged by the significant gap of 48.5% between the asking price of €450,000 and its fair value of €231,721, indicating that this property is overpriced. The moderate condition score of 74/100 further complicates long-term appreciation expectations. Family rental Investing in this property as a family rental may not be wise, given its overpriced status reflected by the stark valuation gap; with a fair value of €231,721 and a listing price of €450,000, the investment appears less compelling. The neighborhood rating of 67/100 suggests potential quality concerns in tenant demand relative to the high price point.
Economic and Tenant Instability Risk Given the economic stability score of 60/100 and tenant stability score of 60/100, there is a significant risk that fluctuations in local economic conditions may lead to increased vacancies or decreased rental income, impacting overall profitability.
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