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 villa of 186 m², built in 2005, energy rating B. Located on praça da República, Luz de Tavira e Santo Estévão parish, Tavira municipality, Faro district. Noteworthy Features: The property boasts a beautifully landscaped plot of 5,760 m² with mature trees, creating an enchanting outdoor atmosphere for relaxation and entertaining. Local Attractions: Located close to Tavira's historical sites and stunning beaches, offering a vibrant lifestyle.**
The valuation. The asking price of €799,000 is substantially above the fair value of €738,161, reflecting an overpriced position by €60,839 (7.6%). This discrepancy indicates a lack of alignment with market fundamentals.
Fair value modelled at €738,161 from the area baseline, adjusted for condition and location. Asking €799,000 sits €60,839 (7.6%) above — overpriced versus fair value.
Asking €799,000 versus the praça da República area baseline of €589,434 (€3,169/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 75 · Amenities 60 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
praça da República
Area baseline €589,434 + condition +€10,172 + location +€53,925 = modelled fair value of €738,161 (€3,969/m²), a €60,839 (7.6%) gap versus the €799,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça da República | Subject | €799,000 | €4,296 | — | 75 | 70 |
| Luz de Tavira e Santo Estévão · ba3dbc | Active | €850,000 | €3,881 | 9.6% | 78 | 60 |
| Moncarapacho e Fuseta · f36390 | Active | €460,000 | €2,473 | 42.4% | 78 | 57 |
| Luz de Tavira e Santo Estévão · 389d15 | Active | €1,499,000 | €3,578 | 16.7% | 74 | 58 |
| autoestrada EM516-1 | Active | €1,325,000 | €4,417 | 2.8% | 75 | 51 |
| Median comp | €1,087,500 | €3,730 | 13.2% | 77 | 58 |
Long-term rental The villa is priced at €799,000, which is 7.6% above its fair value of €738,161, indicating it is overpriced for long-term rental purposes. With a gross yield of only 3.3% and a condition rating of 79/100, the investment metrics suggest limited upside potential in this segment. Short-term vacation rental At €799,000, the property exceeds its fair value by 7.6%, making it an overpriced option for short-term vacation rental investors. Given the car-dependent nature of the area and a neighborhood rating of 70/100, the investment may struggle to meet performance expectations in the competitive vacation market. Family rental Although the villa is suitable for family rentals, its listing price of €799,000 is 7.6% higher than the fair value of €738,161, categorizing it as overpriced. The 3.3% gross yield and the condition score of 79/100 suggest that families may not find it appealing at this price point, reducing demand. Not ideal for: Student housing, Luxury market, Industrial projects Due to its pricing and position in the market, this property is not suitable for student housing or luxury market ventures. Additionally, transitioning it to industrial projects would be impractical given its residential characteristics and the local economic landscape.
Economic Vulnerability: With an economic stability score of only 65/100, the property is susceptible to economic downturns that may affect rental income and occupancy rates.
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