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.
3-bedroom, 3-bathroom penthouse of 104 m² on the 8th floor, built in 1983, energy rating B. Located on rua Ascensão Guimarães, 169, Loulé (São Clemente) parish, Loulé municipality, Faro district. This penthouse features expansive terraces totaling 72 m² for outdoor entertaining, complemented by breathtaking views of the sea, mountains, and city from multiple angles.
The valuation. The asking price of €480,000 is €60,344 (12.6%) above the fair value of €419,656, indicating that the property is overpriced. Investors should exercise caution when considering this purchase due to the inflated asking price.
Fair value modelled at €419,656 from the area baseline, adjusted for condition and location. Asking €480,000 sits €60,344 (12.6%) above — overpriced versus fair value.
Asking €480,000 versus the rua Ascensão Guimarães, 169 area baseline of €321,152 (€3,088/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 (Condition 75 · Materials 82 · Room dimensions 78). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 76/100 (Housing Market 80 · Amenities 75 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Ascensão Guimarães, 169
Area baseline €321,152 + condition +€6,662 + location +€38,905 = modelled fair value of €419,656 (€4,035/m²), a €60,344 (12.6%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Ascensão Guimarães, 169 | Subject | €480,000 | €4,615 | — | 75 | 76 |
| Loulé (São Clemente) · 96c57d | Active | €460,000 | €3,833 | 16.9% | 76 | 71 |
| Loulé (São Clemente) · 4202b8 | Active | €315,000 | €3,706 | 19.7% | 80 | 63 |
| rua Emiliano da Costa, 9 | Active | €380,000 | €3,455 | 25.2% | 69 | 62 |
| rua Engenheiro Duarte Pacheco, 28 | Active | €350,000 | €2,917 | 36.8% | 70 | 71 |
| Median comp | €365,000 | €3,581 | 22.4% | 73 | 67 |
Short-term vacation rental The property is overpriced at €480,000 compared to its fair value of €419,656, representing a gap of 12.6%. Given the yield of 3.2% gross and the strong tourist appeal of the Algarve region, it may struggle to attract competitive rental income. Long-term rental With a gross yield of only 3.2% and its valuation of €480,000 being significantly above the fair value of €419,656, this investment may not justify the cost. The potential for long-term rental income is diminished by the price, resulting in limited cash flow prospects. Buy-and-hold This penthouse, listed at €480,000 and 12.6% above fair value, presents a significant financial risk for long-term hold investors. Although the property is in a location with strong long-term demand, the current price does not make it a sound investment opportunity. Not ideal for student housing The penthouse is not suitable for student housing due to its high price and limited yield potential in a transient tourist market. Additionally, the location is unlikely to attract the necessary long-term student demographic. Not ideal for industrial investment Considering the property is a premium residential unit in a tourist-heavy region, it clearly does not fit the profile for industrial investment. The economic focus on tourism further deters any industrial development opportunities in that area.
Moderate economic and tenant risk With both economic stability and tenant stability scores at 75/100, there is a potential risk of moderate volatility in rental income and occupancy rates due to economic fluctuations.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
