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.
0-bedroom, 0-bathroom apartment of 65 m², built in 1985. Located São Bartolomeu de Messines parish, Silves municipality, Faro district. Noteworthy Features: The apartment boasts high-quality finishes and is situated steps away from essential amenities like the municipal market and health center, enhancing its convenience for residents.
The valuation. The asking price of €199,000 is significantly above the fair value of €114,886, leaving a discrepancy of €84,114 (42.3%). This property is clearly overpriced for its current market conditions.
Fair value modelled at €114,886 from the area baseline, adjusted for condition and location. Asking €199,000 sits €84,114 (42.3%) above — overpriced versus fair value.
Asking €199,000 versus the São Bartolomeu de Messines, Silves, Faro area baseline of €130,975 (€2,015/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 (Condition 71 · Materials 68 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 70 · Economic 65 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
São Bartolomeu de Messines, Silves, Faro
Area baseline €130,975 + condition -€6,094 + location +€9,375 = modelled fair value of €114,886 (€1,767/m²), a €84,114 (42.3%) gap versus the €199,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Bartolomeu de Messines · 96c450 | Subject | €199,000 | €3,062 | — | 71 | 71 |
| São Bartolomeu de Messines · 261de5 | Active | €230,000 | €2,771 | 9.5% | 65 | 72 |
| rua Senhora da Saúde | Active | €355,000 | €3,550 | 16.0% | 70 | 70 |
| São Bartolomeu de Messines · 2620b2 | Active | €389,000 | €4,471 | 46.0% | — | 71 |
| São Bartolomeu de Messines · cfdd67 | Active | €399,000 | €5,051 | 65.0% | — | 62 |
| Median comp | €372,000 | €4,011 | 31.0% | 68 | 71 |
Short-term vacation rental This property is priced at €199,000, which is 42.3% above the fair value of €114,886, indicating it is overpriced for the short-term vacation rental market. With a gross yield of 0% and a decent condition score of 69/100, the financial viability of such a rental strategy is considerably weakened. Buy-and-hold The buy-and-hold strategy is undermined by the notable overvaluation of this apartment at €199,000, compared to the fair value of €114,886. Achieving positive cash flow becomes implausible with a 0% gross yield and the current market conditions in the neighbourhood. Family rental While family rentals are a common strategy in desirable areas, this property’s price of €199,000 is 42.3% above its fair value of €114,886, categorizing it as overpriced. The lack of yield at 0% and a condition score of 69/100 suggest that it may not meet the demands of long-term family tenants, further diminishing its appeal in this segment.
Tenant turnover risk Higher tenant turnover may occur due to a tenant stability score of 70/100, which indicates a moderate risk of vacancies in the property.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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