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 90 m² on the 1st floor, built in 2000, energy rating E. Located on rua de Real Village, Castro Marim parish, Castro Marim municipality, Faro district. Noteworthy Features: This apartment boasts an expansive 75 m² private terrace ideal for outdoor entertaining, along with direct access to the lush gardens and serene walking paths of Praia Verde Resort.
The valuation. The asking price of €449,000 is significantly above the fair value of €274,516, with a discrepancy of €174,484 (38.9%). This property is considered overpriced based on market analysis.
Fair value modelled at €274,516 from the area baseline, adjusted for condition and location. Asking €449,000 sits €174,484 (38.9%) above — overpriced versus fair value.
Asking €449,000 versus the rua de Real Village area baseline of €219,780 (€2,442/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 71/100 (Condition 75 · Materials 70 · Room dimensions 72). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 61/100 (Housing Market 60 · Amenities 65 · Economic 55 · Tenant Quality 65). Strong amenities and housing-market momentum support a premium to baseline.
rua de Real Village
Area baseline €219,780 + condition -€5,203 + location +€11,789 = modelled fair value of €274,516 (€3,050/m²), a €174,484 (38.9%) gap versus the €449,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Real Village | Subject | €449,000 | €4,989 | — | 75 | 61 |
| rua de Gonçalo Velho | Active | €295,000 | €2,950 | 40.9% | 75 | 59 |
| rua Afonso de Albuquerque, 39 | Active | €250,000 | €4,545 | 8.9% | 55 | 58 |
| rua Diogo Cão, 2 | Active | €470,000 | €5,949 | 19.3% | 74 | 55 |
| Altura · 23f20c | Active | €305,000 | €4,236 | 15.1% | 75 | 62 |
| Median comp | €300,000 | €4,391 | 12.0% | 75 | 59 |
Long-term rental The property's pricing at €449,000 significantly exceeds the fair value of €274,516, marking a 38.9% gap, making it suboptimal for long-term rental investment. Additionally, its gross yield of 0% and a neighbourhood score of 61/100 further signify that this property may not attract quality tenants. Buy-and-hold Investing in this apartment at the current price would not be advisable, as it is overpriced compared to the fair value, which undermines the potential for appreciation over time. The combination of a low yield and a below-average condition rating of 71/100 suggests that holding onto this property may lead to financial drawbacks in the long run. Value-add renovation While there may be potential for value-add renovation, the significant overpricing of the property at €449,000 suggests that any renovation efforts may not yield a return that justifies the investment. Given the current gap versus fair value, substantial renovations are unlikely to close the valuation disparity and secure an adequate return on investment.
Potential rent default risk With a tenant stability score of 65/100, there is a moderate risk that tenants may default on rent, affecting cash flow stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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