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 93 m², energy rating B. Located on rua Custódio Domingos Pereira Neto, 7, Olhão parish, Olhão municipality, Faro district. Unique Feature: This apartment boasts a wide balcony ideal for entertaining, enhancing its appeal as a sophisticated outdoor living space in the vibrant Olhão Marina area.
The valuation. The asking price of €430,000 sits significantly above the fair value of €177,454, making it overpriced by €252,546 or 58.7%. This indicates a potential risk for investors seeking immediate returns near fair market value.
Fair value modelled at €177,454 from the area baseline, adjusted for condition and location. Asking €430,000 sits €252,546 (58.7%) above — overpriced versus fair value.
Asking €430,000 versus the rua Custódio Domingos Pereira Neto, 7 area baseline of €159,681 (€1,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 82 · Room dimensions 77). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 75 · Amenities 70 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Custódio Domingos Pereira Neto, 7
Area baseline €159,681 + condition +€4,359 + location +€13,413 = modelled fair value of €177,454 (€1,908/m²), a €252,546 (58.7%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Custódio Domingos Pereira Neto, 7 | Subject | €430,000 | €4,624 | — | 74 | 71 |
| urbanização Marina Village | Active | €430,000 | €4,674 | 1.1% | 74 | 70 |
| avenida dos Bombeiros Municipais de Olhão | Active | €361,000 | €3,252 | 29.7% | 75 | 74 |
| urbanização Sporting Clube Olhanense, 4 | Active | €375,000 | €3,409 | 26.3% | 72 | 63 |
| urbanização Sporting Clube Olhanense, 4 | Active | €361,000 | €3,282 | 29.0% | 73 | 63 |
| Median comp | €368,000 | €3,346 | 27.6% | 74 | 67 |
Long-term rental The property is overpriced at €430,000 compared to a fair value of €177,454, resulting in a significant gap of 58.7%. With a gross yield of only 3.7%, the long-term rental strategy may struggle to attract tenants due to the high price point. Short-term vacation rental At a listing price of €430,000, this property presents a significant overvaluation compared to its fair value, which may deter short-term renters looking for competitive pricing. The location in Algarve may attract tourists, but the 3.7% gross yield suggests that the investment is not likely to provide strong returns in the vacation rental market. Buy-and-hold While buy-and-hold typically benefits from property appreciation over time, this apartment is currently overpriced at €430,000, with a fair value of just €177,454. The expected return seems insufficient with a gross yield of only 3.7%, which raises concerns about the suitability of this property for a long-term investment strategy.
Tenant turnover risk The tenant stability score of 70/100 indicates that there is a moderate risk of tenant turnover, which can lead to increased vacancy and potential loss of rental income.
