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.
5-bedroom, 3-bathroom house of 327 m², built in 1994, energy rating E. Located on rua Cidade de Gôa, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The property includes a traditional bread oven and a wine cellar, enhancing its charm and providing unique amenities for culinary enthusiasts and entertaining guests.
The valuation. The asking price of €649,500 is above the fair value of €566,820, leaving an excessive premium of €82,680 (12.7%). This property is visibly overpriced in the current market conditions.
Fair value modelled at €566,820 from the area baseline, adjusted for condition and location. Asking €649,500 sits €82,680 (12.7%) above — overpriced versus fair value.
Asking €649,500 versus the rua Cidade de Gôa area baseline of €1,058,826 (€3,238/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 63 · Materials 68 · Room dimensions 66). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 80 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Cidade de Gôa
Area baseline €1,058,826 + condition -€48,539 + location +€53,900 = modelled fair value of €566,820 (€1,733/m²), a €82,680 (12.7%) gap versus the €649,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cidade de Gôa | Subject | €649,500 | €1,986 | — | 63 | 74 |
| rua Projectada À Caldeira do Moinho | Active | €550,000 | €2,301 | 15.9% | — | 67 |
| rua Projectada À Caldeira do Moinho, 34 | Active | €550,000 | €2,301 | 15.9% | 60 | 70 |
| rua Sophia de Mello Breyner Andresen, 3 | Active | €495,000 | €2,513 | 26.5% | 73 | 75 |
| Alvor · 4bbd5e | Active | €550,000 | €3,333 | 67.8% | 65 | 72 |
| Median comp | €550,000 | €2,407 | 21.2% | 65 | 71 |
Short-term vacation rental The property is priced at €649,500, which represents a 12.7% premium over its fair value of €566,820, impacting potential short-term rental profitability. Given the gross yield of 5% in an area with a decent condition rating of 66/100, investors may find more attractive alternatives nearby. Buy-and-hold With a listing price of €649,500, the property is clearly overpriced against its fair value of €566,820, suggesting limited upside potential for long-term appreciation. The neighborhood, rated 74/100, offers some quality but may not justify the current premium in the context of holding this asset for several years. Family rental At €649,500, the property's price exceeds the fair value by 12.7%, indicating a lack of compelling value for families looking for rental opportunities. While the neighborhood offers reasonable amenities, the condition rating of 66/100 along with the elevated price point could deter potential family tenants in search of better options.
Moderate Economic Risk The economic stability score of 65/100 suggests potential volatility in economic conditions that may impact property values and rental income.
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