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 penthouse of 130 m², built in 2009, energy rating D. Located on avenida das Comunidades Lusíadas, 3, Portimão parish, Portimão municipality, Faro district. Features: This penthouse boasts a spacious terrace with stunning sea views, perfect for enjoying Algarve sunsets or outdoor entertaining. Location: Only a 2-minute walk to Praia da Rocha beach.
The valuation. The asking price of €450,000 is significantly above the fair value of €243,098, indicating the property is overpriced by €206,902 or 46.0%. This discrepancy suggests potential buyers should exercise caution.
Fair value modelled at €243,098 from the area baseline, adjusted for condition and location. Asking €450,000 sits €206,902 (46.0%) above — overpriced versus fair value.
Asking €450,000 versus the avenida das Comunidades Lusíadas, 3 area baseline of €223,210 (€1,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 70 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida das Comunidades Lusíadas, 3
Area baseline €223,210 + condition +€2,031 + location +€17,857 = modelled fair value of €243,098 (€1,870/m²), a €206,902 (46.0%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida das Comunidades Lusíadas, 3 | Subject | €450,000 | €3,462 | — | 74 | 70 |
| Portimão · 261fb5 | Active | €595,000 | €3,287 | 5.0% | 78 | 66 |
| rua Vieira da Silva | Active | €495,000 | €4,125 | 19.2% | 72 | 70 |
| Alvor · 6fbad4 | Active | €495,000 | €3,390 | 2.1% | 75 | 70 |
| rua Vieira da Silva | Active | €495,000 | €4,125 | 19.2% | 75 | 73 |
| Median comp | €495,000 | €3,758 | 8.6% | 75 | 70 |
Short-term vacation rental The penthouse in Portimão, with a gross yield of 3.8%, does not present an attractive investment opportunity, especially considering its listing price of €450,000, which is 46.0% above fair value. Given its neighborhood score of 70/100, the potential for short-term rental income may be limited compared to other more appropriately priced options. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its current price being 46.0% above fair value, making it difficult to achieve satisfactory returns over time. While the condition score of 76/100 is acceptable, the high entry cost weakens the long-term investment case. Long-term rental With a gross yield of only 3.8% and a fair value gap of 46.0%, this property is overpriced for a long-term rental strategy, limiting the potential for positive cash flow. The neighborhood score of 70/100 further suggests that the long-term rental demand may not justify the excessive asking price.
Economic Vulnerability The economic stability score of 65/100 suggests potential vulnerabilities in the local economy that could impact property values and rental income stability.
