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 95 m², energy rating D. Located on ladeira do Vau, Portimão parish, Portimão municipality, Faro district. This apartment features a spacious living room that enhances natural light and provides a welcoming space for entertaining guests, complemented by a well-equipped semi-new kitchen.
The valuation. The asking price of €310,000 is €128,105 over the fair value of €181,895, which represents a 41.3% premium. This property is definitively overpriced given its financial metrics and the local market conditions.
Fair value modelled at €181,895 from the area baseline, adjusted for condition and location. Asking €310,000 sits €128,105 (41.3%) above — overpriced versus fair value.
Asking €310,000 versus the ladeira do Vau area baseline of €307,610 (€3,238/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 81 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 69/100 (Housing Market 70 · Amenities 75 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
ladeira do Vau
Area baseline €307,610 + condition +€6,383 + location +€12,397 = modelled fair value of €181,895 (€1,915/m²), a €128,105 (41.3%) gap versus the €310,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| ladeira do Vau | Subject | €310,000 | €3,263 | — | 75 | 69 |
| Portimão · ba5a38 | Active | €310,000 | €3,827 | 17.3% | 74 | 73 |
| Portimão · 99f137 | Active | €290,000 | €3,295 | 1.0% | 71 | 73 |
| Portimão · 090219 | Active | €499,000 | €2,835 | 13.1% | 77 | 73 |
| Portimão · 1e63d6 | Active | €353,000 | €2,942 | 9.9% | 74 | 73 |
| Median comp | €331,500 | €3,119 | 4.4% | 74 | 73 |
Short-term vacation rental The current listing price of €310,000 results in a 41.3% gap from the fair value of €181,895, indicating the property is overpriced for the short-term vacation rental market. While its proximity to the Algarve coast may attract tourists, the reliance on seasonal tourism creates uncertainty in rental income stability. Long-term rental With a gross yield of only 3.1%, the property is overpriced at €310,000 compared to its fair value of €181,895, diminishing its attractiveness for long-term rental prospects. The neighborhood’s average rating of 69/100 reflects limited tenant quality, which may affect rental demand and returns. Buy-and-hold Investors should be cautious with the €310,000 listing price, as it significantly exceeds the fair value of €181,895, categorizing it as overpriced for a buy-and-hold strategy. The economic instability due to reliance on tourism can pose long-term risks to property valuation and rental income.
Economic-tenant instability risk With both the economic stability and tenant stability scores at 65/100, there is a heightened risk of fluctuating rental income and potential vacancies due to instability in the local economy and tenant base.
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