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.
3-bedroom, 2-bathroom house of 105 m², energy rating E. Located on ladeira de Nora, Alvor parish, Portimão municipality, Faro district. Noteworthy Features: The property boasts an open terrace with unobstructed panoramic views of Alvor Ria and Monchique Mountains, a rarity at this price point; additionally, a fully renovated annex with independent potential for rental. Condição: Mescla de elementos antigos e novos, com manutenção variada. Localização: A 5 minutos do centro de Alvor e a 3 km da praia.
The valuation. The asking price of €695,000 is significantly above the fair value of €181,877, indicating an overpricing of €513,123 (73.8%). This valuation suggests that potential buyers are paying a substantial premium for this property.
Fair value modelled at €181,877 from the area baseline, adjusted for condition and location. Asking €695,000 sits €513,123 (73.8%) above — overpriced versus fair value.
Asking €695,000 versus the ladeira de Nora area baseline of €362,670 (€3,454/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 66/100 (Condition 65 · Materials 66 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 80 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
ladeira de Nora
Area baseline €362,670 + condition -€14,273 + location +€15,865 = modelled fair value of €181,877 (€1,732/m²), a €513,123 (73.8%) gap versus the €695,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| ladeira de Nora | Subject | €695,000 | €6,619 | — | 65 | 72 |
| rua Serpa Pinto | Active | €695,000 | €5,940 | 10.3% | 60 | 80 |
| Alvor · 96c653 | Active | €400,000 | €5,000 | 24.5% | 68 | 64 |
| estrada de Montes de Alvor S / N | Active | €420,000 | €3,621 | 45.3% | — | 74 |
| Alvor · 4bbd5e | Active | €550,000 | €3,333 | 49.6% | 65 | 72 |
| Median comp | €485,000 | €4,311 | 34.9% | 65 | 73 |
Short-term vacation rental The property is not ideal for a short-term vacation rental strategy, given its significant gap of 73.8% from fair value at €695,000. With a gross yield of only 2.7%, this investment is unlikely to deliver attractive returns in a competitive market. Long-term rental Investing in long-term rental is also not advisable, as the property is priced significantly above its fair value of €181,877, leading to a concerning valuation stretch. The current gross yield of 2.7% suggests that the potential cash flow may not justify the investment risk. Buy-and-hold For a buy-and-hold strategy, the property being overpriced at €695,000 raises concerns about future appreciation potential, given the fair value assessment. With a condition rating of 66/100 and a neighborhood score of 72/100, this asset lacks the fundamental attributes for strong long-term growth in an overpriced market.
Economic Instability Risk The economic stability score of 65/100 indicates potential vulnerability in market conditions that could affect property values and rental income.
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