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, 1-bathroom house of 84 m², energy rating D. Located on rua de Cumeada, 124, São Bartolomeu de Messines parish, Silves municipality, Faro district. This property includes a landscaped garden with automatic irrigation and a barbecue area, enhancing outdoor living and leisure opportunities in a serene mountain-view setting.
The valuation. The asking price of €390,000 is significantly higher than the fair value of €148,315, sitting €241,685 (62.0%) above it. This property is overpriced based on its assessed market value.
Fair value modelled at €148,315 from the area baseline, adjusted for condition and location. Asking €390,000 sits €241,685 (62.0%) above — overpriced versus fair value.
Asking €390,000 versus the rua de Cumeada, 124 area baseline of €144,228 (€1,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 63/100 (Housing Market 65 · Amenities 70 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua de Cumeada, 124
Area baseline €144,228 + condition -€3,412 + location +€7,500 = modelled fair value of €148,315 (€1,766/m²), a €241,685 (62.0%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Cumeada, 124 | Subject | €390,000 | €4,643 | — | 75 | 63 |
| São Bartolomeu de Messines · 023cd8 | Active | €530,000 | €4,206 | 9.4% | 80 | 75 |
| autoestrada EM530-1, 54 | Active | €580,000 | €4,328 | 6.8% | 67 | 72 |
| Silves · 0dcf1f | Active | €1,080,000 | €3,612 | 22.2% | 75 | 68 |
| Silves · 6fbc70 | Active | €794,999 | €5,559 | 19.7% | 75 | 72 |
| Median comp | €687,500 | €4,267 | 8.1% | 75 | 72 |
Short-term vacation rental The property is overpriced at €390,000 compared to the fair value of €148,315, resulting in a significant 62.0% gap. Given the 0% gross yield, this strategy would not generate adequate returns in the competitive vacation rental market of Algarve. Buy-and-hold Investing in this property for a buy-and-hold strategy would be unwise due to its overpriced valuation and a fair value discrepancy of 62.0%. The lack of adequate yield (0%) further suggests that long-term appreciation potential is not sufficiently promising in this scenario. Family rental With a valuation gap of 62.0% and a current price of €390,000, this property is overpriced for a family rental strategy. Additionally, the property’s condition (72/100) and neighbourhood rating (63/100) do not support an attractive investment opportunity for family tenants. Not ideal for This property is not well-suited for the luxury market due to its overpriced nature and lack of premium characteristics. Furthermore, as student housing, it fails to meet demands given its valuation and yield metrics.
Economic Sensitivity The economic stability score of 55 indicates a moderate risk to future rental income, as economic fluctuations may adversely affect tenant demand and retention.
