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, 3-bathroom house of 154 m², energy rating C. Located on rua Primeiro de Maio, 12, São Brás de Alportel parish, São Brás de Alportel municipality, Faro district. This property features a spacious rear terrace with complete privacy, a rare find in a semi-detached home, alongside proximity to the historic center and communal garden access.
The valuation. The asking price of €450,000 is significantly above the fair value of €290,580, leading to an overpricing of €159,420 (35.4%). This pricing renders the property an unwise investment choice based on its true market value.
Fair value modelled at €290,580 from the area baseline, adjusted for condition and location. Asking €450,000 sits €159,420 (35.4%) above — overpriced versus fair value.
Asking €450,000 versus the rua Primeiro de Maio, 12 area baseline of €366,674 (€2,381/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 74 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 67/100 (Housing Market 70 · Amenities 70 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua Primeiro de Maio, 12
Area baseline €366,674 + condition +€8,181 + location +€17,980 = modelled fair value of €290,580 (€1,887/m²), a €159,420 (35.4%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Primeiro de Maio, 12 | Subject | €450,000 | €2,922 | — | 74 | 67 |
| São Brás de Alportel · 25f6e1 | Active | €398,000 | €3,522 | 20.5% | 80 | 65 |
| São Brás de Alportel · 82c6af | Active | €300,000 | €3,000 | 2.7% | 75 | 62 |
| São Brás de Alportel · ba3f62 | Active | €750,000 | €3,807 | 30.3% | 72 | 64 |
| São Brás de Alportel · 4a7e03 | Active | €1,250,000 | €2,260 | 22.6% | 75 | 61 |
| Median comp | €574,000 | €3,261 | 11.6% | 75 | 63 |
Short-term vacation rental This property presents a significant price gap of 35.4% compared to its fair value, indicating it is overpriced at €450,000, which diminishes potential returns for vacation rentals. With a gross yield of only 3.3%, the investment does not offer an attractive opportunity in a competitive tourist market. Long-term rental At €450,000, the property is overpriced compared to its fair value of €290,580, leading to concerns about its long-term rental viability. The current yield of 3.3% falls short of appealing returns, especially in a neighborhood rated 67/100, which may limit tenant demand and rental growth potential.
Economic and Tenant Instability Risk: With both economic and tenant stability scores at 65/100, there is a heightened risk of fluctuating rental income and potential vacancies due to marginal financial conditions and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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