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.
1-bedroom, 1-bathroom apartment of 61 m², built in 1988, energy rating D. Located on rua das Embarcações, 8A, Armação de Pêra parish, Silves municipality, Faro district. This apartment boasts a modern layout designed to maximize natural light, complemented by a prime location just steps from the beach and local amenities.
The valuation. The asking price of €289,000 exceeds the fair value of €106,502 by €182,498 (63.1%), making this property overpriced. This significant discrepancy suggests the investment may not align with market expectations.
Fair value modelled at €106,502 from the area baseline, adjusted for condition and location. Asking €289,000 sits €182,498 (63.1%) above — overpriced versus fair value.
Asking €289,000 versus the rua das Embarcações, 8A area baseline of €229,116 (€3,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 65 · Materials 70 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 69/100 (Housing Market 80 · Amenities 70 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua das Embarcações, 8A
Area baseline €229,116 + condition -€6,195 + location +€7,960 = modelled fair value of €106,502 (€1,746/m²), a €182,498 (63.1%) gap versus the €289,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Embarcações, 8A | Subject | €289,000 | €4,738 | — | 65 | 69 |
| beco Casino Velho S / N | Active | €265,000 | €3,897 | 17.7% | 75 | 72 |
| rua General Humberto Delgado | Active | €215,000 | €4,135 | 12.7% | 64 | 71 |
| avenida Beira Mar | Active | €420,000 | €4,421 | 6.7% | 68 | 65 |
| rua José Moura Lapa | Active | €247,000 | €4,843 | 2.2% | 75 | 74 |
| Median comp | €256,000 | €4,278 | 9.7% | 72 | 72 |
Short-term vacation rental This property is overpriced with a fair value gap of 63.1%, significantly limiting the potential for strong returns in a vacation rental market known for its high demand. Additionally, the gross yield of 3.2% does not justify the elevated price, making it a less attractive investment in a tourist-heavy area like Armação de Pêra. Long-term rental The property’s listing price of €289,000 is considerably above its fair value of €106,502, indicating that it may not generate sufficient demand for long-term leasing. With a yield of just 3.2%, this investment falls short of promising returns, especially given the prevailing market conditions. Buy-and-hold The 1-bed apartment is currently overpriced, with a significant overvaluation of 63.1% compared to its fair value, which hampers its ability to appreciate meaningfully over time. Therefore, as a buy-and-hold investment, the expected returns do not align with the elevated cost of entry. Not ideal for: Student housing, Luxury market, Value-add renovation
Economic Vulnerability With an economic stability score of 60/100, there is a risk of market fluctuations negatively impacting tenant demand, potentially leading to increased vacancy rates.
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