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.
2-bedroom, 3-bathroom duplex of 154 m², built in 2001, energy rating D. Located Luz parish, Lagos municipality, Faro district. Noteworthy Features: This duplex apartment boasts stunning, unobstructed views over the Atlantic Ocean and iconic Black Rock, along with a serene outdoor terrace perfect for relaxation. Additional Attributes: Located in a prestigious resort, it combines modern design with traditional charm, featuring quality materials and upgraded bathrooms.
The valuation. The asking price of €435,000 is significantly above the fair value of €277,952, resulting in an overpricing of €157,048 (36.1%). Thus, potential buyers should approach this listing with caution.
Fair value modelled at €277,952 from the area baseline, adjusted for condition and location. Asking €435,000 sits €157,048 (36.1%) above — overpriced versus fair value.
Asking €435,000 versus the Luz, Lagos, Faro area baseline of €694,694 (€4,511/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 70/100 (Housing Market 80 · Amenities 70 · Economic 60 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Luz, Lagos, Faro
Area baseline €694,694 + condition +€8,181 + location +€19,983 = modelled fair value of €277,952 (€1,805/m²), a €157,048 (36.1%) gap versus the €435,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Luz · 28b9cd | Subject | €435,000 | €2,825 | — | 75 | 70 |
| Luz · f35f5f | Active | €465,000 | €5,813 | 105.8% | 72 | 76 |
| Luz · bf2908 | Active | €490,000 | €5,765 | 104.1% | 67 | 74 |
| beco da Hortinha, 7 | Active | €175,000 | €7,292 | 158.1% | 72 | 64 |
| Luz · 65a6ea | Active | €365,000 | €6,518 | 130.7% | 70 | 73 |
| Median comp | €415,000 | €6,166 | 118.3% | 71 | 74 |
Short-term vacation rental The property, priced at €435,000, is substantially above the fair value of €277,952, making it an overpriced option for short-term vacation rentals. With a yield of 0% gross and a neighborhood rating of 70/100, it may struggle to attract the occupancy rates needed to justify such a high investment. Buy-and-hold Investing in this duplex as a buy-and-hold strategy is not advisable given its listing price of €435,000, which stands 36.1% above the fair value of €277,952. The current economic stability influenced by tourism does not compensate for the lack of yield and the overpriced nature of this asset. Family rental With a price tag of €435,000, this 2-bed duplex is overpriced compared to its fair market value of €277,952, making it an unsuitable choice for family rental investments. The gross yield is 0%, and while the neighborhood amenities are adequate, the costs significantly outweigh potential rental returns.
Economic impact risk The economic stability score of 60/100 indicates potential volatility, which could affect tenant retention and rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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