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, 4-bathroom house of 390 m², energy rating C. Located on estrada Joaquim Rosa Pinto, Santa Bárbara de Nexe parish, Faro municipality, Faro district. Noteworthy Feature: The property boasts a vaulted wine cellar, functional gym, and an independent apartment, offering versatile options for leisure and hospitality on a generous 3,864 m² plot with sea views.
The valuation. The asking price of €1,980,000 is significantly above the fair value of €740,900, with an overprice of €1,239,100 (62.6%). The property is deemed overpriced.
Fair value modelled at €740,900 from the area baseline, adjusted for condition and location. Asking €1,980,000 sits €1,239,100 (62.6%) above — overpriced versus fair value.
Asking €1,980,000 versus the estrada Joaquim Rosa Pinto area baseline of €1,482,390 (€3,801/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 79 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 63 · Amenities 65 · Economic 58 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
estrada Joaquim Rosa Pinto
Area baseline €1,482,390 + condition +€44,484 + location +€26,785 = modelled fair value of €740,900 (€1,900/m²), a €1,239,100 (62.6%) gap versus the €1,980,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada Joaquim Rosa Pinto | Subject | €1,980,000 | €5,077 | — | 79 | 60 |
| caminho da Goldra | Active | €1,200,000 | €2,727 | 46.3% | 81 | 73 |
| Santa Bárbara de Nexe · 4b99cc | Active | €995,000 | €5,293 | 4.2% | 75 | 69 |
| estrada de Loulé, 216A | Active | €1,290,000 | €4,418 | 13.0% | 82 | 67 |
| Santa Bárbara de Nexe · 956997 | Active | €850,000 | €2,243 | 55.8% | 70 | 70 |
| Median comp | €1,097,500 | €3,573 | 29.6% | 78 | 70 |
Long-term rental This property presents a yield of only 3%, which is relatively low for a long-term rental strategy. Given the significant gap of 62.6% from fair value, the returns do not justify the investment. Short-term vacation rental While Santa Bárbara de Nexe is near tourist areas, the property’s high price tag limits its competitiveness in the short-term vacation rental market. Its 82/100 condition rating is admirable, but does not compensate for the glaring overvaluation of 62.6% compared to fair value. Buy-and-hold The current listing price of €1,980,000 indicates a speculative approach, placing the property firmly in overpriced territory. A buy-and-hold strategy would likely underperform given the property’s fair value of €740,900 and the associated risk of capital depreciation due to overvaluation.
Economic Vulnerability With an economic stability score of 58/100 and tenant stability at 55/100, the property faces a heightened risk of tenant turnover and decreased rental income due to potential local economic downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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