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 65 m², energy rating F. Located on rua dos Areeiros, 1, Porches parish, Lagoa municipality, Faro district. Charming kitchen with quality finishes complements the inviting living spaces, all nestled within a gated community that enhances the appeal of this modern apartment at a prime location.
The valuation. The asking price of €280,000 is significantly above fair value, estimated at €122,827, indicating it is overpriced by €157,173 (56.1%). This differential suggests the property lacks attractive investment fundamentals.
Fair value modelled at €122,827 from the area baseline, adjusted for condition and location. Asking €280,000 sits €157,173 (56.1%) above — overpriced versus fair value.
Asking €280,000 versus the rua dos Areeiros, 1 area baseline of €111,605 (€1,717/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 78 · Materials 75 · Room dimensions 73). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 75 · Amenities 70 · Economic 65 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua dos Areeiros, 1
Area baseline €111,605 + condition +€508 + location +€10,714 = modelled fair value of €122,827 (€1,890/m²), a €157,173 (56.1%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua dos Areeiros, 1 | Subject | €280,000 | €4,308 | — | 78 | 74 |
| rua José Moura Lapa | Active | €247,000 | €4,843 | 12.4% | 75 | 74 |
| Armação de Pêra · 0900e5 | Active | €279,000 | €2,818 | 34.6% | 65 | 73 |
| beco Casino Velho S / N | Active | €265,000 | €3,897 | 9.5% | 75 | 72 |
| rua 20 de Junho | Active | €275,000 | €3,481 | 19.2% | 80 | 70 |
| Median comp | €270,000 | €3,689 | 14.4% | 75 | 73 |
Short-term vacation rental The property is overpriced at €280,000 compared to a fair value of €122,827, presenting a significant gap of 56.1%. With a gross yield of just 3.5%, investing here would not capitalize on the tourist-driven economy as effectively as alternative investments. Long-term rental At the asking price, this 2-bed apartment falls short of financial viability, especially with a fair value established at €122,827 and a yield of only 3.5%. The combination of high costs and limited local industrial activity suggests that long-term rental income would not justify the property's price. Buy-and-hold Acquiring this property for a buy-and-hold strategy appears imprudent given its significant markup from fair value and a modest yield of 3.5%. Over time, the financial return on investment would likely underperform compared to properties aligned with fair market value in the same tourist-driven market.
Tenant turnover risk The tenant stability score of 75/100 indicates a generally reliable occupancy; however, should the economic stability score of 65/100 impact local employment, high tenant turnover may occur, potentially leading to increased vacancy rates and associated costs.
