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 80 m², energy rating C. Located on rua Horta do Palácio, Portimão parish, Portimão municipality, Faro district. Remarkable Feature: The spacious terrace provides panoramic views of the Portimonense Stadium, enhancing the property's appeal for both leisure and socializing in an urban setting.
The valuation. The asking price of €305,000 is significantly above the fair value of €146,474, reflecting an overpricing of €158,526 (52.0%). This disparity raises concerns about the property's long-term investment potential.
Fair value modelled at €146,474 from the area baseline, adjusted for condition and location. Asking €305,000 sits €158,526 (52.0%) above — overpriced versus fair value.
Asking €305,000 versus the rua Horta do Palácio area baseline of €259,040 (€3,238/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 (Condition 75 · Materials 70 · Room dimensions 75). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 70/100 (Housing Market 80 · Amenities 70 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
rua Horta do Palácio
Area baseline €259,040 + condition -€1,875 + location +€10,989 = modelled fair value of €146,474 (€1,831/m²), a €158,526 (52.0%) gap versus the €305,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Horta do Palácio | Subject | €305,000 | €3,813 | — | 75 | 70 |
| estrada de Monchique | Active | €268,900 | €3,841 | 0.8% | 71 | 71 |
| Portimão · 49b7ed | Active | €310,000 | €4,493 | 17.8% | 80 | 68 |
| rua Frei Manuel Sepúlcro | Active | €300,000 | €14,286 | 274.7% | 75 | 71 |
| rua do Impasse À do Poeta António Aleixo | Active | €285,000 | €3,519 | 7.7% | 70 | 71 |
| Median comp | €292,500 | €4,167 | 9.3% | 73 | 71 |
Short-term vacation rental The property’s current listing price of €305,000 significantly exceeds its fair value of €146,474, indicating that it is overpriced and may hinder profitability in the short-term vacation rental market. Additionally, the gross yield of 4.5% does not sufficiently justify the high purchase price in a tourist-heavy region. Buy-and-hold With a gap of 52.0% between its listing price and fair value, this property is overpriced and may present challenges for long-term appreciation in a market driven by tourism. Although the condition rating of 74/100 suggests decent maintenance, the economic pressures of an overpriced asset could limit future value increases. Family rental This property, listed at €305,000, is not ideal for the family rental strategy due to its overpriced nature compared to the fair value of €146,474, which could discourage potential long-term tenants. The neighborhood's average rating of 70/100, combined with the inflated purchase price, diminishes its attractiveness for families seeking affordable and quality housing.
Economic Vulnerability The economic stability score of 60/100 indicates a potential risk due to fluctuations in local economic conditions that may affect tenant demand and rental income stability.
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