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 104 m². Located on rua Almirante Reis, Olhão parish, Olhão municipality, Faro district. Noteworthy Feature: This apartment's large balconies add significant outdoor space, enhancing the living experience and connectivity to the vibrant surroundings of Olhão's Almirante Reis Street.
The valuation. The asking price of €255,000 is significantly above the fair value of €167,250, representing an overvaluation of €87,750 or 34.4%. This property is not priced competitively in the current market. Buy-to-flip angle. A buy-to-flip strategy may yield limited returns due to the property’s high asking price and dated elements, but minor renovations could attract buyers looking for value in the busy Olhão area. Buy-to-let angle. With an estimated gross yield of 4.4% from long-term rentals at approximately €935 per month, investors could generate steady income, though the high purchase price affects net returns considerably.
Fair value modelled at €167,250 from the area baseline, adjusted for condition and location. Asking €255,000 sits €87,750 (34.4%) above — overpriced versus fair value.
Asking €255,000 versus the rua Almirante Reis area baseline of €178,568 (€1,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 60 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 61/100 (Housing Market 70 · Amenities 60 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua Almirante Reis
Area baseline €178,568 + condition -€19,175 + location +€7,857 = modelled fair value of €167,250 (€1,608/m²), a €87,750 (34.4%) gap versus the €255,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Almirante Reis | Subject | €255,000 | €2,452 | — | 60 | 61 |
| estrada de Quelfes | Active | €299,500 | €2,186 | 10.8% | 73 | 71 |
| rua Vasco da Gama | Active | €270,000 | €2,328 | 5.1% | 68 | 63 |
| rua Proj. À Estr. de Quelfes, 4 | Active | €210,000 | €2,530 | 3.2% | 45 | 70 |
| Quelfes · cfe040 | Active | €390,000 | €2,267 | 7.5% | 72 | 66 |
| Median comp | €284,750 | €2,298 | 6.3% | 70 | 68 |
Short-term vacation rental The property is overpriced by 34.4% compared to its fair value, making it a less attractive option for short-term vacation rentals. With a gross yield of only 4.4%, it may struggle to compete with better-valued alternatives in the vibrant Algarve tourism market. Long-term rental At a listing price of €255,000, this property appears overpriced against a fair value of €167,250, reducing the potential for long-term rental profitability. The property’s condition rating of 63/100 and a neighborhood rating of 61/100 may diminish its appeal to potential long-term tenants, who typically seek better-maintained options in desirable areas. Buy-and-hold Given its 34.4% overvaluation, purchasing this property as a buy-and-hold investment poses significant risks in terms of returns. The projected gross yield of 4.4% indicates that the investment may not perform well in the long term, especially in a fluctuating market such as real estate on the Algarve coast.
Economic Vulnerability The property is at risk due to a low economic stability score of 55/100, indicating potential challenges in maintaining property value and tenant demand.
