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, 1-bathroom villa of 185 m², built in 1999. Located on rua de Nora, 181N, São Bartolomeu de Messines parish, Silves municipality, Faro district. Outdoor Feature: The villa includes a charming orangery, providing an ideal space for relaxation and gardening, enhancing the property's connection to the Algarve lifestyle. Interior Layout: The thoughtful design integrates spacious living areas, suited for both family gatherings and individual comfort.
The valuation. The asking price of €600,000 is significantly above the fair value of €308,322, resulting in an overvaluation of €291,678 (48.6%). Such a disparity raises concerns about the investment potential of this property.
Fair value modelled at €308,322 from the area baseline, adjusted for condition and location. Asking €600,000 sits €291,678 (48.6%) above — overpriced versus fair value.
Asking €600,000 versus the rua de Nora, 181N area baseline of €372,775 (€2,015/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 67/100 (Condition 63 · Materials 70 · Room dimensions 68). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 62/100 (Housing Market 70 · Amenities 60 · Economic 50 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
rua de Nora, 181N
Area baseline €372,775 + condition -€24,570 + location +€15,247 = modelled fair value of €308,322 (€1,667/m²), a €291,678 (48.6%) gap versus the €600,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Nora, 181N | Subject | €600,000 | €3,243 | — | 63 | 62 |
| Alcantarilha e Pêra · 4ba660 | Active | €1,295,000 | €6,108 | 88.3% | 70 | 72 |
| rua Dom Afonso III S / N | Active | €185,000 | €3,304 | 1.9% | — | 76 |
| São Bartolomeu de Messines · cfdd67 | Active | €399,000 | €5,051 | 55.7% | — | 62 |
| Silves · 09013f | Active | €430,000 | €4,778 | 47.3% | 74 | 66 |
| Median comp | €414,500 | €4,915 | 51.5% | 72 | 69 |
Short-term vacation rental The property is overpriced at €600,000, with a stark 48.6% gap above its fair value of €308,322. The zero percent gross yield further complicates its potential as a profitable short-term rental option in a tourism-dependent market. Buy-and-hold Given its significant overpricing, investing in this property is not advisable as a buy-and-hold strategy, especially with a fair value far below the purchase price. The lack of appreciation potential paired with a 67/100 condition score and a stagnant yield suggests limited long-term benefits. Family rental While a family rental might seem feasible due to the location near Algarve, the property is overpriced and therefore unlikely to attract stable, long-term tenants. A fair value of €308,322 versus the listing price shows that the current investment does not align with the expected return for family rentals in this area.
Potential tenant turnover risk With a tenant stability score of 60/100, there is a risk of increased turnover and vacancy periods, which can impact rental income negatively.
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
