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, 5-bathroom villa of 277 m², built in 2010, energy rating A. Located Luz de Tavira e Santo Estévão parish, Tavira municipality, Faro district. The villa's extensive landscaped gardens feature multiple outdoor seating areas and a barbecue terrace, creating an ideal space for entertaining while enjoying complete privacy.
The valuation. The asking price of €1,200,000 sits significantly above the calculated fair value of €1,062,565, reflecting an overpriced status of €137,435 (11.5%). This discrepancy indicates a challenging market position for potential investors. Buy-to-flip angle. A resale strategy could leverage the villa's high-quality finishes to attract buyers willing to pay a premium, although the current asking price may limit profitability. A targeted renovation might enhance appeal in this mixed-neighborhood environment. Buy-to-let angle. With an estimated gross yield of 0%, the rental income strategy may prove difficult, particularly given the current asking price and location's residential focus. Long-term or family rentals in this area may struggle to achieve financial viability under these conditions.
Fair value modelled at €1,062,565 from the area baseline, adjusted for condition and location. Asking €1,200,000 sits €137,435 (11.5%) above — overpriced versus fair value.
Asking €1,200,000 versus the Luz de Tavira e Santo Estévão, Tavira, Faro area baseline of €877,813 (€3,169/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 (Condition 82 · Materials 86 · Room dimensions 83). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 60 · Economic 45 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Luz de Tavira e Santo Estévão, Tavira, Faro
Area baseline €877,813 + condition +€34,625 + location +€24,092 = modelled fair value of €1,062,565 (€3,836/m²), a €137,435 (11.5%) gap versus the €1,200,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Luz de Tavira e Santo Estévão · 28baea | Subject | €1,200,000 | €4,332 | — | 82 | 56 |
| autoestrada CM | Active | €1,850,000 | €7,400 | 70.8% | 78 | 67 |
| Conceição e Estoi · bf28c4 | Active | €1,850,000 | €7,400 | 70.8% | 80 | 70 |
| Pechão · 6fbc88 | Active | €1,550,000 | €4,559 | 5.2% | 79 | 68 |
| rua Francisco Emílio Batista, 25 | Active | €795,000 | €2,650 | 38.8% | 80 | 71 |
| Median comp | €1,700,000 | €5,980 | 38.0% | 80 | 69 |
Long-term rental The property in Luz de Tavira e Santo Estévão, currently priced at €1,200,000, is approximately 11.5% above its fair value of €1,062,565, indicating it is overpriced for a long-term rental strategy. Given the lack of gross yield and a neighborhood score of 56/100, the investment lacks attractive long-term rental potential. Family rental With a fair value of €1,062,565, the villa's asking price reveals an 11.5% premium, categorizing it as overpriced for a family rental strategy. The property's yielding potential is dampened by its low score in both condition and neighborhood, suggesting limited appeal to family tenants.
Low Economic Resilience The low economic stability score of 45/100 indicates potential vulnerabilities in the local economy that could impact long-term 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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