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.
4-bedroom, 2-bathroom apartment of 203 m², built in 2008, energy rating C. Located on azinhaga da Patinha, Quelfes parish, Olhão municipality, Faro district. Noteworthy Features: The apartment's terrace provides an outdoor space ideal for relaxation, while the high-security armored door enhances safety for residents in the bustling community of Quelfes, Olhão.
The valuation. The asking price of €515,000 is substantially higher than the fair value of €354,128, representing an overpricing of €160,872 (31.2%). This discrepancy suggests the property is not a financially sound investment.
Fair value modelled at €354,128 from the area baseline, adjusted for condition and location. Asking €515,000 sits €160,872 (31.2%) above — overpriced versus fair value.
Asking €515,000 versus the azinhaga da Patinha area baseline of €522,319 (€2,573/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 (Condition 70 · Materials 78 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 54/100 (Housing Market 60 · Amenities 55 · Economic 45 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
azinhaga da Patinha
Area baseline €522,319 + condition +€0 + location +€5,577 = modelled fair value of €354,128 (€1,744/m²), a €160,872 (31.2%) gap versus the €515,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| azinhaga da Patinha | Subject | €515,000 | €2,537 | — | 70 | 54 |
| Quelfes · 49b7b7 | Active | €290,000 | €2,589 | 2.1% | 74 | 60 |
| Quelfes · 1e619e | Active | €445,000 | €2,665 | 5.0% | 72 | 64 |
| estrada de Quelfes | Active | €299,500 | €2,186 | 13.8% | 73 | 71 |
| Quelfes · cfe040 | Active | €390,000 | €2,267 | 10.6% | 72 | 66 |
| Median comp | €344,750 | €2,428 | 4.3% | 73 | 65 |
Long-term rental The property is not suitable for long-term rental due to its overpriced valuation of €515,000, which exceeds its fair value by 31.2%. The gross yield of 0% further cements this assessment, making it an unappealing option for investors seeking steady rental income. Buy-and-hold Acquiring this four-bedroom apartment as a buy-and-hold investment is inadvisable, as it is priced significantly above fair value at €515,000. The combination of its negative yield and costly entry point would pose a serious barrier to achieving anticipated returns over time. Value-add renovation While value-add renovations can potentially increase property value, investing in this apartment at €515,000 would be ill-advised given its current overvaluation by 31.2%. This strategy is further complicated by the 75/100 condition rating and lack of yield, which raise concerns about the financial viability of renovations in this case.
Economic Volatility Risk With an economic stability score of 45/100, the property is exposed to significant fluctuations in the local economy that could adversely impact rental income and occupancy rates.
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