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.
4-bedroom, 6-bathroom house of 426 m², built in 2025, energy rating A+. Located on largo 25 de Abril, 22, Alcantarilha e Pêra parish, Silves municipality, Faro district. Unique Feature: The property includes a fully independent studio with a separate entrance, offering flexible usage options like guest accommodation or a rental investment opportunity.
The valuation. The asking price of €1,370,000 is significantly higher than the fair value of €915,338, resulting in a premium of €454,662 (33.2%). This property is characterized as overpriced.
Fair value modelled at €915,338 from the area baseline, adjusted for condition and location. Asking €1,370,000 sits €454,662 (33.2%) above — overpriced versus fair value.
Asking €1,370,000 versus the largo 25 de Abril, 22 area baseline of €1,234,122 (€2,897/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 88/100 (Condition 85 · Materials 90 · Room dimensions 88). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 72/100 (Housing Market 75 · Amenities 70 · Economic 65 · Tenant Quality 78). Strong amenities and housing-market momentum support a premium to baseline.
largo 25 de Abril, 22
Area baseline €1,234,122 + condition +€53,250 + location +€69,728 = modelled fair value of €915,338 (€2,149/m²), a €454,662 (33.2%) gap versus the €1,370,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| largo 25 de Abril, 22 | Subject | €1,370,000 | €3,216 | — | 85 | 72 |
| Alcantarilha e Pêra · 82c847 | Active | €1,450,000 | €4,833 | 50.3% | 85 | 69 |
| Alcantarilha e Pêra · 023947 | Active | €1,290,000 | €3,225 | 0.3% | 82 | 71 |
| Alcantarilha e Pêra · 00198e | Active | €920,000 | €5,750 | 78.8% | 70 | 71 |
| Armação de Pêra · ba3c84 | Active | €525,000 | €2,749 | 14.5% | 70 | 79 |
| Median comp | €1,105,000 | €4,029 | 25.3% | 76 | 71 |
Short-term vacation rental The property is overpriced at €1,370,000 compared to a fair value of €915,338, resulting in a significant gap of 33.2%. With a gross yield of only 2.1%, it may not generate sufficient cash flow to justify the investment in a vacation rental market driven by tourism cycles. Buy-and-hold As it stands, the property’s asking price represents a market discrepancy that could deter long-term appreciation given its fair value of €915,338. The risks associated with holding a property that is 33.2% overpriced, combined with a modest gross yield of 2.1%, make this a challenging buy-and-hold scenario. Long-term rental The current listing price exceeds fair value by 33.2%, indicating that this property may not be a wise choice for a long-term rental strategy. With a gross yield of only 2.1%, the potential returns fall short of expectations in a competitive rental market influenced by tourism cycles.
Economic Vulnerability The property has a moderate economic stability score of 65/100, indicating potential exposure to economic fluctuations that could affect rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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