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, 1-bathroom apartment of 82 m², built in 1993, energy rating C. Located Portimão parish, Portimão municipality, Faro district. This apartment features a Local Accommodation License, allowing for immediate rental income potential while enjoying spacious, sea-view living just a short walk from Careanos and Vau Beaches.
The valuation. The asking price of €349,000 sits significantly above the fair value of €157,820, creating a discrepancy of €191,180 (54.8%). This assessment indicates that the property is overpriced.
Fair value modelled at €157,820 from the area baseline, adjusted for condition and location. Asking €349,000 sits €191,180 (54.8%) above — overpriced versus fair value.
Asking €349,000 versus the Portimão, Portimão, Faro area baseline of €264,532 (€3,226/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 (Condition 75 · Materials 76 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 75/100 (Housing Market 80 · Amenities 70 · Economic 75 · Tenant Quality 75). Strong amenities and housing-market momentum support a premium to baseline.
Portimão, Portimão, Faro
Area baseline €264,532 + condition +€2,947 + location +€14,079 = modelled fair value of €157,820 (€1,925/m²), a €191,180 (54.8%) gap versus the €349,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Portimão · 23f30d | Subject | €349,000 | €4,256 | — | 75 | 75 |
| Portimão · 49b7ed | Active | €310,000 | €4,493 | 5.6% | 80 | 68 |
| rua Horta do Palácio | Active | €305,000 | €3,813 | 10.4% | 75 | 70 |
| alameda License | Active | €275,000 | €4,231 | 0.6% | 74 | 71 |
| avenida das Comunidades Lusíadas, 3 | Active | €245,000 | €5,213 | 22.5% | 80 | 76 |
| Median comp | €290,000 | €4,362 | 2.5% | 78 | 71 |
Short-term vacation rental The property is overpriced by 54.8%, limiting the potential for profitable short-term vacation rental returns. With a gross yield of only 3.5%, investors may struggle to justify the high purchase price in a competitive tourist market. Long-term rental Given the 54.8% gap between the listing price and fair value, the current pricing makes long-term rental viability questionable. The 3.5% gross yield does not sufficiently support the investment, especially when considering potential vacancies and maintenance costs. Buy-and-hold The significant overpricing at 54.8% compared to fair value signals that this buy-and-hold investment may not appreciate as expected. The current gross yield of 3.5% does not align with typical market expectations for sustainable wealth generation in the long term.
Tenant turnover risk The combined tenant stability score of 75/100 indicates a medium risk of tenant turnover, which could affect rental income consistency.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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