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 135 m², energy rating D. Located on rua Pedro Ninil, Quelfes parish, Olhão municipality, Faro district. Unique Feature: The property boasts a generous balcony that offers unobstructed sea views, perfect for enjoying sunsets and the serene atmosphere of Olhão. Location Benefit: Situated just minutes from the vibrant marina and local markets, it’s ideal for those who appreciate convenience and a lively neighborhood.
The valuation. The asking price of €330,000 lies significantly above its fair value of €244,265, making it overpriced by €85,735 (26.0%). This premium raises concerns regarding potential profitability.
Fair value modelled at €244,265 from the area baseline, adjusted for condition and location. Asking €330,000 sits €85,735 (26.0%) above — overpriced versus fair value.
Asking €330,000 versus the rua Pedro Ninil area baseline of €366,930 (€2,718/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 (Condition 75 · Materials 76 · Room dimensions 70). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 68/100 (Housing Market 73 · Amenities 68 · Economic 65 · Tenant Quality 66). Strong amenities and housing-market momentum support a premium to baseline.
rua Pedro Ninil
Area baseline €366,930 + condition -€4,219 + location +€16,689 = modelled fair value of €244,265 (€1,809/m²), a €85,735 (26.0%) gap versus the €330,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Pedro Ninil | Subject | €330,000 | €2,444 | — | 75 | 68 |
| Quelfes · 001a0c | Active | €340,000 | €2,500 | 2.3% | 73 | 71 |
| avenida da República S / N | Active | €259,000 | €2,564 | 4.9% | 72 | 71 |
| rua José Agostinho de Macedo, 8 | Active | €244,500 | €2,397 | 1.9% | 72 | 61 |
| Quelfes · 49b7b7 | Active | €290,000 | €2,589 | 5.9% | 74 | 60 |
| Median comp | €274,500 | €2,532 | 3.6% | 73 | 66 |
Long-term rental The 2-bed apartment in Quelfes, Olhão, operates at a gross yield of 4.4%, which is not particularly compelling given its overpriced status. With a fair value of €244,265, it presents a 26.0% gap, suggesting a potential squeeze on rental profitability in the long run. Short-term vacation rental Although the location benefits from a tourist-driven economy, the property’s overpriced valuation of €330,000 makes it a less attractive option for the short-term rental market. The yield of 4.4% does not offer a strong enough return to justify the initial investment given the substantial gap to fair value. Buy-and-hold Investing in this property as a buy-and-hold strategy is questionable due to its overpriced valuation, which leaves little room for value appreciation over time. With the fair value significantly lower at €244,265, long-term returns may be stifled by this substantial price discrepancy.
Economic Vulnerability With an economic stability score of 65/100, the property faces risks from potential downturns in local economic conditions that could impact tenant demand and rental income. Tenant Turnover Risk Given the tenant stability score of 66/100, there is a moderate risk of higher tenant turnover, which could lead to increased vacancy rates and associated costs.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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