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 100 m², built in 2000. Located on rua das Andainas, 4N, Santa Luzia parish, Tavira municipality, Faro district. Noteworthy Features: The apartment includes a south-facing balcony and an upper terrace that offers unobstructed sea views, ideal for outdoor dining and relaxation.
The valuation. The asking price of €325,000 is significantly above the fair value of €152,401, representing an overvaluation of €172,599 (53.1%). This property cannot be considered a good investment based on its current pricing.
Fair value modelled at €152,401 from the area baseline, adjusted for condition and location. Asking €325,000 sits €172,599 (53.1%) above — overpriced versus fair value.
Asking €325,000 versus the rua das Andainas, 4N area baseline of €362,400 (€3,624/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 65/100 (Housing Market 75 · Amenities 60 · Economic 65 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua das Andainas, 4N
Area baseline €362,400 + condition -€19,531 + location +€9,732 = modelled fair value of €152,401 (€1,524/m²), a €172,599 (53.1%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Andainas, 4N | Subject | €325,000 | €3,250 | — | 65 | 65 |
| rua Terra Estreita, 4 | Active | €279,000 | €3,170 | 2.4% | 74 | 67 |
| Tavira (Santa Maria e Santiago) · 96c509 | Active | €390,000 | €3,980 | 22.4% | — | 73 |
| rua Doutor Silvestre Falcão | Active | €295,000 | €3,041 | 6.4% | 75 | 60 |
| rua 25 de Abril, 7 | Active | €349,500 | €3,883 | 19.5% | 48 | 55 |
| Median comp | €322,250 | €3,527 | 8.5% | 74 | 64 |
Short-term vacation rental The property in Santa Luzia is not ideal for short-term vacation rental strategies, given its 53.1% gap from fair value and resulting high entry price of €325,000. With a gross yield of only 3.9%, the investment's potential return does not justify the financial risk involved in the seasonal rental market. Buy-and-hold For a buy-and-hold strategy, this apartment does not present a compelling opportunity, as it is priced well above fair value at €325,000. The current condition rating of 63/100 and only 3.9% gross yield indicate that long-term holding may not yield satisfactory returns over time. Long-term rental Investors considering a long-term rental strategy should be cautious, as the property is overpriced at €325,000, leading to diminished prospects for cash flow. The combined neighborhood scores of 65/100 for amenities and tenant quality suggest limited attractiveness for sustained rental income at this elevated price point.
Potential Vacancy Risk The combination of an Economic stability score of 65 and a Tenant stability score of 60 suggests a higher likelihood of tenant turnover and difficulty in attracting reliable tenants, which can impact cash flow.
