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 apartment of 151 m², energy rating A+. Located Olhão parish, Olhão municipality, Faro district. This apartment's top-floor location grants exclusive access to dual swimming pools, one heated, providing year-round leisure amidst stunning sea views.
The valuation. The asking price of €725,000 is significantly above the fair value of €284,299, representing a premium of €440,701, or 60.8%. This property is considered overpriced.
Fair value modelled at €284,299 from the area baseline, adjusted for condition and location. Asking €725,000 sits €440,701 (60.8%) above — overpriced versus fair value.
Asking €725,000 versus the Olhão, Olhão, Faro area baseline of €447,413 (€2,963/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 (Condition 72 · Materials 78 · Room dimensions 76). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 73/100 (Housing Market 80 · Amenities 75 · Economic 70 · Tenant Quality 70). Strong amenities and housing-market momentum support a premium to baseline.
Olhão, Olhão, Faro
Area baseline €447,413 + condition +€1,180 + location +€23,853 = modelled fair value of €284,299 (€1,883/m²), a €440,701 (60.8%) gap versus the €725,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olhão · 4d4668 | Subject | €725,000 | €4,801 | — | 72 | 73 |
| Olhão · 03252c | Active | €1,250,000 | €3,894 | 18.9% | 80 | 62 |
| rua Custódio Domingos Pereira Neto, 7 | Active | €430,000 | €4,624 | 3.7% | 74 | 71 |
| Olhão · 0900df | Active | €600,000 | €5,825 | 21.3% | 88 | 65 |
| urbanização Marina Village | Active | €430,000 | €4,674 | 2.7% | 74 | 70 |
| Median comp | €515,000 | €4,649 | 3.2% | 77 | 68 |
Short-term vacation rental The current listing price of €725,000 for this 2-bed apartment is significantly above its fair value of €284,299, reflecting a gap of 60.8% which indicates the property is overpriced. Given the gross yield of only 2.1% in a high-demand tourist area like Olhão, the return on investment for short-term rentals is unlikely to meet investor expectations. Long-term rental At €725,000, the property does not represent a favorable investment for long-term rental, especially when the fair value is determined to be €284,299, highlighting an excessive markup of 60.8%. Coupled with a modest yield of 2.1%, this apartment may struggle to attract consistent, quality tenants over time. Buy-and-hold Purchasing this property at a premium of 60.8% above its fair value of €284,299 suggests a misalignment with the buy-and-hold strategy, especially given the low gross yield of 2.1%. The high price point could hinder long-term capital appreciation and limit overall investment viability in a market characterized by better-valued opportunities.
Economic and Tenant Stability Risk The property faces a moderate risk due to its economic stability and tenant stability both being rated at 70/100, indicating potential vulnerability to economic fluctuations and tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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