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 house of 82 m², energy rating D. Located on rua da Cumeada, São Bartolomeu de Messines parish, Silves municipality, Faro district. Noteworthy Features: This property includes an independent annex, ideal for a private office or additional storage, enhancing its versatility and functionality for potential owners. Additional Elements: The barbecue area is designed for entertaining, making it perfect for hosting gatherings. Mountain View: Enjoy unobstructed mountain views from a private garden, creating a serene outdoor retreat in a tranquil environment.
The valuation. The asking price of €390,000 is significantly above the fair value of €158,666, representing a discrepancy of €231,334 or 59.3%. This indicates that the property is overpriced.
Fair value modelled at €158,666 from the area baseline, adjusted for condition and location. Asking €390,000 sits €231,334 (59.3%) above — overpriced versus fair value.
Asking €390,000 versus the rua da Cumeada area baseline of €165,230 (€2,015/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 (Condition 75 · Materials 80 · Room dimensions 80). Above-median finish quality lifts fair value versus a baseline unit needing CapEx.
Neighbourhood score 74/100 (Housing Market 80 · Amenities 70 · Economic 65 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua da Cumeada
Area baseline €165,230 + condition +€4,356 + location +€13,516 = modelled fair value of €158,666 (€1,935/m²), a €231,334 (59.3%) gap versus the €390,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Cumeada | Subject | €390,000 | €4,756 | — | 75 | 74 |
| São Bartolomeu de Messines · 261ec9 | Active | €389,000 | €4,471 | 6.0% | 75 | 68 |
| rua de Cumeada, 124 | Active | €390,000 | €4,643 | 2.4% | 75 | 63 |
| São Bartolomeu de Messines · 2620b2 | Active | €389,000 | €4,471 | 6.0% | — | 71 |
| São Bartolomeu de Messines · 023cd8 | Active | €530,000 | €4,206 | 11.6% | 80 | 75 |
| Median comp | €389,500 | €4,471 | 6.0% | 75 | 70 |
Short-term vacation rental Given the €390,000 listing price, the property is significantly overpriced compared to its fair value of €158,666, representing a 59.3% gap. This lack of competitive pricing not only diminishes potential yield but also challenges the viability of attracting short-term renters in a seasonally driven tourist market. Buy-and-hold Investing in this property for a buy-and-hold strategy is unfeasible, as the current valuation of €390,000 far exceeds the estimated fair value of €158,666, indicating a substantial overpricing. This situation limits long-term appreciation potential and makes it risky for sustained investment returns. Family rental Although family rentals may benefit from the desirable neighborhood ratings, the purchase price of €390,000 is strikingly inflated against its fair value of €158,666, making the investment decidedly overpriced. Consequently, this may deter families seeking affordable housing options within the Algarve region, where economic conditions are closely linked to seasonal tourism cycles.
Economic Downturn Risk Given an economic stability score of 65/100, there is a potential risk that economic downturns could negatively impact the property’s financial performance and tenant retention in the future, despite the current tenant stability score of 80/100 indicating a somewhat reliable rental income.
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