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.
2-bedroom, 1-bathroom apartment of 71 m², energy rating C. Located on praça Marquês de Pombal, Vila Real de Santo António parish, Vila Real de Santo António municipality, Faro district. Highlight: The apartment features an exclusive rooftop terrace, ideal for private outdoor leisure and entertainment, providing a unique aspect in the heart of Vila Real de Santo António.
The valuation. The asking price of €280,000 exceeds the fair value of €191,219 by €88,781, indicating the property is overpriced by 31.7%. This significant gap suggests a need for price adjustments for potential investors.
Fair value modelled at €191,219 from the area baseline, adjusted for condition and location. Asking €280,000 sits €88,781 (31.7%) above — overpriced versus fair value.
Asking €280,000 versus the praça Marquês de Pombal area baseline of €201,001 (€2,831/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 (Condition 65 · Materials 60 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 53/100 (Housing Market 50 · Amenities 55 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
praça Marquês de Pombal
Area baseline €201,001 + condition -€14,422 + location +€2,438 = modelled fair value of €191,219 (€2,693/m²), a €88,781 (31.7%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praça Marquês de Pombal | Subject | €280,000 | €3,944 | — | 65 | 53 |
| rua Gil Eanes S / N | Active | €275,000 | €3,986 | 1.1% | 62 | 55 |
| Monte Gordo · b7b54f | Active | €420,000 | €4,330 | 9.8% | 69 | 53 |
| Vila Real de Santo António · f365f2 | Active | €299,000 | €3,833 | 2.8% | 70 | 55 |
| Vila Real de Santo António · 6fb7fe | Active | €279,000 | €3,444 | 12.7% | 62 | 50 |
| Median comp | €289,000 | €3,910 | 0.9% | 66 | 54 |
Long-term rental Given the current valuation of €280,000 compared to the fair value of €191,219, this property may struggle to achieve attractive long-term rental returns. With a gross yield of only 3.4%, the investment appears to be overpriced, highlighting the risk of lower tenant demand in a less favorable neighborhood. Value-add renovation Investing in renovations might enhance the condition rating of 62/100; however, the gap from fair value suggests that even post-renovation, significant profits may not be achievable. This property, thus, remains overpriced, indicating that potential returns may not justify the initial capital outlay required. Not ideal for short-term vacation rental This property is not suitable for short-term vacation rentals as its value of €280,000 is significantly inflated compared to the fair market assessment. The neighborhood's low rating of 53/100 further suggests limited appeal to vacationers, contributing to its overpriced status. Not ideal for luxury market The apartment does not meet luxury market expectations, particularly given its €280,000 asking price against a fair value of €191,219. This discrepancy confirms that the property is overpriced, which is further compounded by its average condition and neighborhood rating.
Tenant turnover risk The tenant stability score of 60/100 indicates a moderate likelihood of tenant turnover, which could affect rental income stability.
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