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.
5-bedroom, 4-bathroom apartment of 383 m², built in 2021, energy rating A. Located on rua Padre Vitorino, 11, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The apartment boasts three balconies with varied sun orientations and a barbecue area, enhancing outdoor living and relaxation opportunities throughout the year.
The valuation. The asking price of €860,000 exceeds the fair value of €757,135 by €102,865 (12.0%), indicating that the property is overpriced. This premium positions it unfavorably for potential buyers seeking value-driven investments.
Fair value modelled at €757,135 from the area baseline, adjusted for condition and location. Asking €860,000 sits €102,865 (12.0%) above — overpriced versus fair value.
Asking €860,000 versus the rua Padre Vitorino, 11 area baseline of €1,235,558 (€3,226/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 (Condition 80 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 71/100 (Housing Market 80 · Amenities 70 · Economic 60 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
rua Padre Vitorino, 11
Area baseline €1,235,558 + condition +€44,284 + location +€55,239 = modelled fair value of €757,135 (€1,977/m²), a €102,865 (12.0%) gap versus the €860,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Padre Vitorino, 11 | Subject | €860,000 | €2,245 | — | 80 | 71 |
| beco do Fojo | Active | €570,000 | €3,184 | 41.8% | 80 | 71 |
| Portimão · 6d5229 | Active | €540,000 | €2,512 | 11.9% | 75 | 73 |
| Ferragudo · 28ba61 | Active | €2,500,000 | €29,070 | 1194.6% | 85 | 74 |
| Portimão · 82c82c | Active | €540,000 | €3,273 | 45.8% | 73 | 73 |
| Median comp | €555,000 | €3,229 | 43.8% | 78 | 73 |
Short-term vacation rental The property's listing price of €860,000 is 12.0% above the fair value of €757,135, indicating a significant overpricing that dampens potential rental yield opportunities. Given the zero percent gross yield and the reliance on seasonal tourism in Algarve, the rental strategy may struggle to generate attractive returns. Long-term rental With a fair value of €757,135 compared to its listing of €860,000, the property appears overly priced by 12.0%, which undermines long-term rental appeal in a predominantly vacation-driven market. Furthermore, the lack of expected returns, evidenced by a 0% gross yield, suggests that securing consistent tenants could be challenging. Buy-and-hold The property’s valuation gap of 12.0% signals that it is overpriced at €860,000 versus the fair value of €757,135, impacting the viability of a buy-and-hold investment strategy. Additionally, the current condition score of 82/100 and the neighbourhood score of 71/100 may not provide sufficient value appreciation potential to justify the elevated initial outlay.
Economic Vulnerability With an economic stability score of 60/100, there is a significant risk related to potential downturns or fluctuations in the local economy that could affect property value and rental income. Tenant Stability With a tenant stability score of 75/100, while it indicates relatively high tenant retention, any slight economic downturn could lead to increased vacancies based on the moderate economic stability score, thus impacting overall returns.
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