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, 6-bathroom villa of 390 m², built in 2008, energy rating B. Located Luz de Tavira e Santo Estévão parish, Tavira municipality, Faro district. This villa features unique panoramic views of the Ria Formosa and ocean from multiple terraces, enhancing its appeal as a peaceful sanctuary immersed in nature.
The valuation. The asking price of €6,000,000 significantly exceeds the fair value of €1,486,281 by €4,513,719 (75.2%), indicating that the property is overpriced. This discrepancy highlights the risks associated with acquiring this villa.
Fair value modelled at €1,486,281 from the area baseline, adjusted for condition and location. Asking €6,000,000 sits €4,513,719 (75.2%) above — overpriced versus fair value.
Asking €6,000,000 versus the Luz de Tavira e Santo Estévão, Tavira, Faro area baseline of €1,235,910 (€3,169/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 (Condition 78 · Materials 85 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 56/100 (Housing Market 50 · Amenities 55 · Economic 55 · Tenant Quality 60). Strong amenities and housing-market momentum support a premium to baseline.
Luz de Tavira e Santo Estévão, Tavira, Faro
Area baseline €1,235,910 + condition +€39,000 + location +€33,921 = modelled fair value of €1,486,281 (€3,811/m²), a €4,513,719 (75.2%) gap versus the €6,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Luz de Tavira e Santo Estévão · 9116de | Subject | €6,000,000 | €15,385 | — | 78 | 56 |
| rua Francisco Emílio Batista, 25 | Active | €795,000 | €2,650 | 82.8% | 80 | 71 |
| rua da Ponte Pequena | Active | €2,000,000 | €4,684 | 69.6% | 92 | 65 |
| Moncarapacho e Fuseta · 388d3b | Active | €485,900 | €2,271 | 85.2% | 72 | 70 |
| Luz de Tavira e Santo Estévão · 389d15 | Active | €1,499,000 | €3,578 | 76.7% | 74 | 58 |
| Median comp | €1,147,000 | €3,114 | 79.8% | 77 | 68 |
Long-term rental This property, listed at €6,000,000, significantly exceeds its fair value of €1,486,281, indicating it is overpriced by 75.2%. With a gross yield of 0% and a neighbourhood score of 56/100, the long-term rental strategy is not viable due to the unfavorable economics of the location. Buy-and-hold The property is overpriced at €6,000,000, diverging sharply from its fair value of €1,486,281, marking a 75.2% discrepancy. The low rental yield of 0% paired with a subpar neighbourhood rating suggests the buy-and-hold strategy is unlikely to produce desirable returns. Family rental Selling at €6,000,000, this villa is overpriced when its fair value is only €1,486,281, revealing a substantial gap of 75.2%. Given the zero yield and a neighbourhood evaluation of 56/100, it lacks the appeal for attracting families seeking rental options. Not ideal for Short-term vacation rental, Student housing, Luxury market, as this property’s high price of €6,000,000 far exceeds the fair value of €1,486,281, presenting a 75.2% overpricing situation. With a 0% yield and an 81/100 property condition, it does not align with the expectations or needs of these markets.
Economic Vulnerability There is a risk posed by the combination of a relatively low Economic stability score of 55 and a Tenant stability score of 60, which could indicate potential difficulties in maintaining consistent rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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