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.
4-bedroom, 3-bathroom apartment of 321 m², energy rating A. Located Olhão parish, Olhão municipality, Faro district. Noteworthy Features: The apartment boasts two spacious balconies, one exceeding 40 m², and a luxurious rooftop with heated and cold pools, offering panoramic views of Ria Formosa.
The valuation. The asking price of €1,250,000 is significantly above fair value of €610,214, representing an overpricing of €639,786 (51.2%). This property is not a deal given its inflated pricing compared to market standards.
Fair value modelled at €610,214 from the area baseline, adjusted for condition and location. Asking €1,250,000 sits €639,786 (51.2%) above — overpriced versus fair value.
Asking €1,250,000 versus the Olhão, Olhão, Faro area baseline of €951,123 (€2,963/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 83 · Room dimensions 81). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 62/100 (Housing Market 75 · Amenities 60 · Economic 60 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Olhão, Olhão, Faro
Area baseline €951,123 + condition +€32,602 + location +€26,456 = modelled fair value of €610,214 (€1,901/m²), a €639,786 (51.2%) gap versus the €1,250,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olhão · 03252c | Subject | €1,250,000 | €3,894 | — | 80 | 62 |
| azinhaga da Patinha | Active | €530,000 | €2,994 | 23.1% | 84 | 61 |
| avenida da República | Active | €395,000 | €2,883 | 26.0% | 70 | 57 |
| rua Custódio Domingos Pereira Neto, 7 | Active | €430,000 | €4,624 | 18.7% | 74 | 71 |
| rua Domingos Xavier Pereira | Active | €445,000 | €2,781 | 28.6% | 78 | 67 |
| Median comp | €437,500 | €2,939 | 24.5% | 76 | 64 |
Long-term rental This property, at €1,250,000, is clearly overpriced with a significant gap of 51.2% above its fair value of €610,214, indicating limited potential for favorable cash flow in a long-term rental strategy. The 0% gross yield and neighborhood rating of 62/100 further suggest that this investment will likely yield unsatisfactory returns for long-term tenants. Short-term vacation rental Given the €1,250,000 price tag, this property is overpriced by 51.2% when compared to its fair value of €610,214, which undermines the feasibility of a short-term vacation rental strategy. The absence of any gross yield and average neighborhood features do not support a sustainable short-term rental business model in the popular tourist location of Olhão. Buy-and-hold The property’s valuation of €1,250,000 is markedly overpriced by 51.2% against the fair value of €610,214, making it a poor candidate for a buy-and-hold investment approach. With a gross yield of 0% and neighborhood quality at just 62/100, the long-term appreciation prospects appear bleak while holding the asset.
Economic Vulnerability The property has an economic stability score of 60/100, indicating potential susceptibility to market fluctuations and a weakened financial environment for tenants due to a comparatively low tenant stability score of 55/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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