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 apartment of 160 m², energy rating C. Located on rua 25 de Abril, Pechão parish, Olhão municipality, Faro district. This apartment features a spacious 32m² terrace, perfect for outdoor gatherings and enjoying the scenic views of the tranquil Pechão neighborhood.
The valuation. The asking price of €380,000 is significantly above the fair value of €282,714, representing an overvaluation of €97,286 (25.6%). As such, this property is not financially appealing. Buy-to-flip angle. Considering the high-quality finishes, a buy-to-flip strategy could capitalize on aesthetic appeal, but the current asking price undermines potential profits. Adjustments will be necessary for resale success. Buy-to-let angle. However, the gross yield of 0% indicates that a buy-to-let strategy is currently unfeasible, as rental income is non-existent. Significant price adjustments would be required to generate positive cash flow.
Fair value modelled at €282,714 from the area baseline, adjusted for condition and location. Asking €380,000 sits €97,286 (25.6%) above — overpriced versus fair value.
Asking €380,000 versus the rua 25 de Abril area baseline of €475,520 (€2,972/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 74 · Materials 78 · Room dimensions 75). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 55/100 (Housing Market 60 · Amenities 55 · Economic 50 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
rua 25 de Abril
Area baseline €475,520 + condition +€2,500 + location +€5,494 = modelled fair value of €282,714 (€1,767/m²), a €97,286 (25.6%) gap versus the €380,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 25 de Abril | Subject | €380,000 | €2,375 | — | 74 | 55 |
| Conceição e Estoi · 956b36 | Active | €325,000 | €3,652 | 53.8% | 74 | 65 |
| Pechão · 99f3d6 | Active | €990,000 | €3,523 | 48.3% | 80 | 71 |
| rua Joaquim Agostinho | Active | €790,000 | €3,511 | 47.8% | 72 | 71 |
| estrada de São Luís | Active | €426,000 | €2,420 | 1.9% | 55 | 74 |
| Median comp | €608,000 | €3,517 | 48.1% | 73 | 71 |
Short-term vacation rental The property, priced at €380,000, is significantly above its fair value of €282,714, indicating a 25.6% gap that makes it overpriced. Additionally, with a gross yield of 0%, it is not an attractive option for vacation rental investors looking for positive cash flow. Long-term rental At €380,000, the apartment's price far exceeds its fair value, rendering it overpriced by 25.6%. Its low yield of 0% suggests that it is ill-suited for long-term rental strategies, as the property does not provide a sustainable return on investment. Buy-and-hold Given its listing price of €380,000, which is 25.6% above the fair value of €282,714, the property is deemed overpriced for buy-and-hold investors. With a fair condition rating of 76/100 and a neighborhood score of 55/100, it is unlikely to appreciate at a rate that justifies its current price over time.
Economic Tenant Instability The economic stability score of 50/100 indicates a challenging economic environment that may lead to increased tenant turnover, compounded by a tenant stability score of 55/100 suggesting above-average risk in tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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