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.
1-bedroom, 1-bathroom apartment of 49 m² on the 2nd floor, built in 2008, energy rating C. Located on avenida do Rio, Armação de Pêra parish, Silves municipality, Faro district. Proximity to the sea: This apartment is just a 2-minute walk from Armação de Pêra Beach, offering an enviable seaside lifestyle and access to the vibrant local atmosphere.
The valuation. The asking price of €260,000 sits €22,246 above the fair value of €237,754, representing a 9.4% difference. This property is thus assessed at fair value in the current market context.
Fair value modelled at €237,754 from 6 comparable sales in the area. Asking €260,000 sits €22,246 (9.4%) above — overpriced versus fair value.
Asking €260,000 versus the avenida do Rio area baseline of €218,614 (€4,462/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €218,614, adjusted for condition and micro-location, gives a modelled fair value of €237,754 (€4,852/m²), a €22,246 (9.4%) gap versus the €260,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Rio | Subject | €260,000 | €5,306 | — | 78 | 74 |
| rua 20 de Junho | Active | €260,000 | €3,059 | 42.4% | 73 | 70 |
| avenida Beira Mar, 9 | Active | €400,000 | €6,250 | 17.8% | 75 | 67 |
| Armação de Pêra · 28b9c1 | Active | €262,500 | €4,861 | 8.4% | 75 | 70 |
| rua José Moura Lapa | Active | €247,000 | €4,843 | 8.7% | 75 | 74 |
| Median comp | €261,250 | €4,852 | 8.6% | 75 | 70 |
Short-term vacation rental This 1-bed apartment in Armação de Pêra, valued fairly at €237,754, offers a gross yield of 2.9%, suggesting limited upside for short-term rental investments. Given the strong tourism activity in Algarve, rental demand remains consistent, though the property’s pricing may not optimize cash flow potential. Buy-and-hold Investing in this property as a buy-and-hold could yield stable returns given the safe region and consistent demand in the Algarve market, despite the valuation gap of 9.4%. However, with a fair value of €237,754, the current price may not provide significant future appreciation opportunities. Family rental While the property scores well in neighborhood safety and educational facilities, the fair valuation of €260,000 may limit its competitiveness in the family rental market. The rental yield of 2.9% further indicates that potential family tenants might seek more value elsewhere, despite the favorable living conditions this apartment offers.
Economic Vulnerability With an economic stability score of 65/100, the property may face risks related to market fluctuations that could impact tenant affordability and demand, despite a relatively high tenant stability score of 75/100.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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