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, 1-bathroom apartment of 102 m², built in 1975, energy rating E. Located on rua José Agostinho de Macedo, 8, Quelfes parish, Olhão municipality, Faro district. This apartment boasts a large additional room perfect for entertaining, and is conveniently located just 5 minutes from downtown Olhão, enhancing its appeal for social gatherings.
The valuation. The asking price of €244,500 is significantly above its fair value of €174,074, placing it €70,426 (28.8%) overpriced. This disparity suggests that the property does not represent a financially sound investment based on current market conditions.
Fair value modelled at €174,074 from the area baseline, adjusted for condition and location. Asking €244,500 sits €70,426 (28.8%) above — overpriced versus fair value.
Asking €244,500 versus the rua José Agostinho de Macedo, 8 area baseline of €175,134 (€1,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 (Condition 72 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 61/100 (Housing Market 70 · Amenities 55 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua José Agostinho de Macedo, 8
Area baseline €175,134 + condition -€8,766 + location +€7,706 = modelled fair value of €174,074 (€1,707/m²), a €70,426 (28.8%) gap versus the €244,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Agostinho de Macedo, 8 | Subject | €244,500 | €2,397 | — | 72 | 61 |
| avenida da República S / N | Active | €259,000 | €2,564 | 7.0% | 72 | 71 |
| Quelfes · 96c438 | Active | €289,000 | €2,535 | 5.8% | 70 | 62 |
| Quelfes · 001a0c | Active | €340,000 | €2,500 | 4.3% | 73 | 71 |
| urbanização João de Ourém | Active | €355,000 | €3,008 | 25.5% | 75 | 70 |
| Median comp | €314,500 | €2,550 | 6.4% | 73 | 71 |
Short-term vacation rental The property is overpriced at €244,500, which is 28.8% above its fair value of €174,074, impacting potential returns in a seasonal tourism market. Additionally, the neighborhood rating of 61/100 suggests that demand may not sustain high rental rates year-round, making it a less favorable investment for short-term rentals. Long-term rental At a gross yield of 4.8% and a condition rating of 70/100, this property does not justify its current asking price given that it is priced significantly over its fair value of €174,074. The economic dependency on seasonal employment in the area could further strain tenant longevity and rental income stability. Buy-and-hold Despite offering long-term potential, the current price of €244,500 is excessively high compared to its fair valuation and the projected returns in a seasonal market may not be sufficient to offset the premium paid. The neighborhood's lower ranking of 61/100 indicates challenges that could limit property appreciation over time, making this a questionable buy-and-hold opportunity. Not ideal for This property is not a viable option for student housing due to the lack of nearby universities and the seasonal nature of the economic landscape in Quelfes. Furthermore, it is unsuitable for luxury market positioning as the current pricing far exceeds the property's fair value and overall neighborhood appeal.
Economic volatility risk With an economic stability score of 60/100, there is a moderate risk that fluctuating market conditions could negatively impact property values and rental demand. Tenant turnover risk The tenant stability score of 55/100 suggests a higher likelihood of tenant turnover, which may lead to increased vacancy periods and associated costs.
