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, 2-bathroom apartment of 97 m², built in 1988. Located on rua das Embarcações, 8, Armação de Pêra parish, Silves municipality, Faro district. Unique Feature: Enjoy direct access to the beach just 30 meters away, complemented by a spacious balcony offering stunning sea views and serene pool views from the bedrooms.
The valuation. The asking price of €450,000 sits significantly above the fair value of €187,479, representing an overpricing of €262,521 (58.3%). This indicates that the property is not a good investment opportunity based on current market assessments.
Fair value modelled at €187,479 from the area baseline, adjusted for condition and location. Asking €450,000 sits €262,521 (58.3%) above — overpriced versus fair value.
Asking €450,000 versus the rua das Embarcações, 8 area baseline of €364,332 (€3,756/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 76 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 75 · Amenities 70 · Economic 65 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua das Embarcações, 8
Area baseline €364,332 + condition +€5,608 + location +€15,323 = modelled fair value of €187,479 (€1,933/m²), a €262,521 (58.3%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Embarcações, 8 | Subject | €450,000 | €4,639 | — | 76 | 73 |
| avenida dos Oceanos | Active | €345,000 | €2,654 | 42.8% | 75 | 63 |
| Armação de Pêra · 1e60bc | Active | €405,000 | €3,000 | 35.3% | 72 | 68 |
| rua Torre, 2 | Active | €360,000 | €2,927 | 36.9% | 70 | 66 |
| Porches · 6fbc1a | Active | €310,000 | €3,690 | 20.4% | 80 | 74 |
| Median comp | €352,500 | €2,964 | 36.1% | 74 | 67 |
Short-term vacation rental The potential yield of 2.9% gross does not justify the listing price of €450,000, as it significantly exceeds the fair value of €187,479, indicating the property is overpriced. With a neighbourhood rating of 73/100, the location may support tourist interest, but the high listing price undermines investment viability. Buy-and-hold The buy-and-hold strategy is hindered by the substantial gap between the listing price and fair value, marking the property as overpriced at €450,000 relative to its fair value of €187,479. The gross yield of 2.9% is insufficient to compensate for the excessive initial investment and does not align with long-term growth expectations. Value-add renovation While renovation may enhance the property's appeal, the current listing of €450,000 remains overpriced against a fair value of €187,479, creating a significant hurdle for a successful value-add strategy. Upgrades might increase rental potential, but the high entry price diminishes the overall investment attractiveness. Not ideal for This property is not suitable for student housing, luxury market, or industrial investment due to its overpriced listing and subpar yield. The neighbourhood’s ratings and tourism-driven demand do not align with the expectations of these specific investment strategies.
Potential Rent Fluctuation The economic stability score of 65/100 suggests a risk of fluctuations in rental income due to potential economic downturns affecting tenants' ability to pay.
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