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, 4-bathroom house of 183 m². Located São Bartolomeu de Messines parish, Silves municipality, Faro district. This property includes a central courtyard that enhances natural light throughout the home and features a south-facing terrace with stunning panoramic views of the Algarve coast.
The valuation. The asking price of €685,000 is significantly above the fair value of €324,825, representing a 52.6% overpricing. This valuation suggests the property is not an intelligent investment at this asking price.
Fair value modelled at €324,825 from the area baseline, adjusted for condition and location. Asking €685,000 sits €360,175 (52.6%) above — overpriced versus fair value.
Asking €685,000 versus the São Bartolomeu de Messines, Silves, Faro area baseline of €368,745 (€2,015/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 70 · Amenities 70 · Economic 65 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
São Bartolomeu de Messines, Silves, Faro
Area baseline €368,745 + condition -€12,009 + location +€22,623 = modelled fair value of €324,825 (€1,775/m²), a €360,175 (52.6%) gap versus the €685,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Bartolomeu de Messines · 28b6da | Subject | €685,000 | €3,743 | — | 75 | 68 |
| São Bartolomeu de Messines · f35e31 | Active | €795,000 | €6,913 | 84.7% | 76 | 61 |
| São Bartolomeu de Messines · 023ba0 | Active | €585,000 | €3,305 | 11.7% | 80 | 64 |
| São Bartolomeu de Messines · 261ec9 | Active | €389,000 | €4,471 | 19.5% | 75 | 68 |
| São Bartolomeu de Messines · cfdd67 | Active | €399,000 | €5,051 | 34.9% | — | 62 |
| Median comp | €492,000 | €4,761 | 27.2% | 76 | 63 |
Short-term vacation rental The potential for this property as a short-term vacation rental is diminished given its current valuation, which is overpriced by 52.6% compared to the fair value of €324,825. With a gross yield of only 2%, the return on investment is unlikely to justify the high initial cost in this competitive market. Value-add renovation Investing in value-add renovations may not be a viable strategy due to the substantial gap between the listing price of €685,000 and the fair value of €324,825, indicating it is overpriced by 52.6%. The current condition rating of 71/100 suggests some improvements are needed, but the overall pricing makes it difficult to achieve a worthwhile return on investment. Long-term rental Purchasing this property for long-term rental purposes poses significant risks, as it is overpriced by 52.6% when compared to the fair value of €324,825. The low gross yield of 2% further highlights the challenges of achieving sustainable rental income against an inflated purchase price.
Economic Sensitivity Risk The property’s scores of 65/100 for both economic and tenant stability indicate potential vulnerability to economic fluctuations, which could impact rental income and occupancy rates significantly.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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