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.
4-bedroom, 3-bathroom house of 236 m², built in 2024, energy rating A. Located Luz de Tavira e Santo Estévão parish, Tavira municipality, Faro district. Unique Feature: The property includes a restored old water wheel and boasts extensive agricultural potential with 220 carob trees and a computerized irrigation system for sustainable living.
The valuation. The asking price of €1,850,000 sits €931,025 (50.3%) above the fair value of €918,975. This property is considered overpriced.
Fair value modelled at €918,975 from the area baseline, adjusted for condition and location. Asking €1,850,000 sits €931,025 (50.3%) above — overpriced versus fair value.
Asking €1,850,000 versus the Luz de Tavira e Santo Estévão, Tavira, Faro area baseline of €747,884 (€3,169/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 (Condition 85 · Materials 90 · Room dimensions 82). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 60/100 (Housing Market 70 · Amenities 60 · Economic 55 · Tenant Quality 55). Strong amenities and housing-market momentum support a premium to baseline.
Luz de Tavira e Santo Estévão, Tavira, Faro
Area baseline €747,884 + condition +€29,500 + location +€34,211 = modelled fair value of €918,975 (€3,894/m²), a €931,025 (50.3%) gap versus the €1,850,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Luz de Tavira e Santo Estévão · be9121 | Subject | €1,850,000 | €7,839 | — | 85 | 60 |
| praça da República | Active | €799,000 | €4,296 | 45.2% | 75 | 70 |
| Luz de Tavira e Santo Estévão · 483dee | Active | €1,850,000 | €8,981 | 14.6% | 85 | 62 |
| Luz de Tavira e Santo Estévão · 389d15 | Active | €1,499,000 | €3,578 | 54.4% | 74 | 58 |
| Luz de Tavira e Santo Estévão · 261f45 | Active | €1,399,000 | €3,347 | 57.3% | 80 | 52 |
| Median comp | €1,449,000 | €3,937 | 49.8% | 78 | 60 |
Long-term rental The property is not an ideal candidate for long-term rental given its high listing price of €1,850,000, significantly exceeding the fair value of €918,975 by 50.3%. Additionally, with a gross yield of 0%, this investment lacks the financial upside typically sought in rental properties. Short-term vacation rental Investing in this property for a short-term vacation rental strategy is not advisable due to its overpricing at €1,850,000 compared to a fair value of €918,975. The anticipated rental income generated at the current price would not justify the investment based on prevailing market conditions. Family rental Given the property’s high listing price of €1,850,000, which is 50.3% above its fair value of €918,975, it does not present a sound investment opportunity for family rental. The neighborhood rating of 60/100 further suggests that potential tenants may seek more competitively priced alternatives in the area. Not ideal for The property is not suited for student housing due to its elevated price point of €1,850,000, which is not aligned with the budget constraints of this tenant demographic. Furthermore, entering the luxury market would face challenges as the high price exceeds typical family rental budgets, making it less attractive in this segment. Not ideal for The property is not suited for student housing due to its elevated price point of €1,850,000, which is not aligned with the budget constraints of this tenant demographic. Furthermore, entering the luxury market would face challenges as the high price exceeds typical family rental budgets, making it less attractive in this segment.
Economic and Tenant Instability With both economic stability and tenant stability scores at 55/100, there is a significant risk of rental income volatility and potential vacancy due to an uncertain economic environment and unstable tenant behavior.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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