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.
1-bedroom, 1-bathroom apartment of 55 m² on the 4th floor, built in 1981, energy rating C. Located on avenida Tivoli, 18, Quarteira parish, Loulé municipality, Faro district. Significant features: This apartment boasts exclusive access to a magnificent Olympic-sized swimming pool and extensive garden areas within a prestigious private condominium in Vilamoura.
The valuation. The asking price of €390,000 is significantly above the fair value of €285,837, indicating the property is overpriced by €104,163 or 26.7%. This dissonance highlights a potential concern for investors assessing value. Buy-to-flip angle. A buy-and-flip strategy could leverage the apartment's appealing features, targeting buyers in a tourism-driven market, but the significant markup makes profit margins challenging. Quick renovations could enhance resale prospects if costs are managed effectively. Buy-to-let angle. With an estimated monthly rental income of €1,072, the property offers a gross yield of 3.3%. Given Quarteira's tourism appeal, a short-term vacation rental strategy may maximize occupancy and returns in the peak season.
Fair value modelled at €285,837 from the area baseline, adjusted for condition and location. Asking €390,000 sits €104,163 (26.7%) above — overpriced versus fair value.
Asking €390,000 versus the avenida Tivoli, 18 area baseline of €257,730 (€4,686/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 84 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
avenida Tivoli, 18
Area baseline €257,730 + condition +€5,414 + location +€24,563 = modelled fair value of €285,837 (€5,197/m²), a €104,163 (26.7%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida Tivoli, 18 | Subject | €390,000 | €7,091 | — | 78 | 74 |
| Quarteira · 08ff33 | Active | €380,000 | €7,917 | 11.6% | 80 | 69 |
| Quarteira · 420145 | Active | €420,000 | €7,925 | 11.8% | 83 | 72 |
| Quarteira · 023956 | Active | €420,000 | €7,925 | 11.8% | 80 | 64 |
| Quarteira · cfe043 | Active | €1,290,000 | €8,776 | 23.8% | 80 | 70 |
| Median comp | €420,000 | €7,925 | 11.8% | 80 | 70 |
Short-term vacation rental With the property priced at €390,000, which is 26.7% above its fair value of €285,837, it cannot be recommended for a short-term vacation rental strategy, despite its attractive location near beaches. The gross yield of 3.3% further suggests that rental income may not sufficiently justify the high purchase price. Long-term rental While the location in Quarteira is desirable, the property’s current listing at €390,000 indicates that it is overpriced by 26.7% compared to its fair value. The gross yield of 3.3% does not present a compelling case for long-term rental investment given the significant gap from fair value. Buy-and-hold Investing in this 1-bed apartment at the current price of €390,000, which is 26.7% above fair value, is not advisable for a buy-and-hold strategy. The modest yield of 3.3% combined with its overvaluation complicates the potential for future appreciation. Not ideal for: Student housing, Industrial property, Luxury market
Economic and Tenant Stability Risk: With both economic stability and tenant stability scores at 70/100, there is a moderate risk that fluctuations in the economy or tenant turnover could adversely impact rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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