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 64 m² on the 9th floor, built in 2003, energy rating C. Located on rua Agosto Azul, 2, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The apartment's balconies allow for panoramic views and enhanced natural ventilation, while the private parking space enhances convenience in the busy coastal area.
The valuation. The asking price of €480,000 significantly exceeds the fair value of €331,309, indicating an overpricing of €148,691 (44.9%). This property is deemed overpriced based on current market analysis.
Fair value modelled at €331,309 from 6 comparable sales in the area. Asking €480,000 sits €148,691 (44.9%) above — overpriced versus fair value.
Asking €480,000 versus the rua Agosto Azul, 2 area baseline of €308,845 (€4,826/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 73/100 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 €308,845, adjusted for condition and micro-location, gives a modelled fair value of €331,309 (€5,177/m²), a €148,691 (44.9%) gap versus the €480,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Agosto Azul, 2 | Subject | €480,000 | €7,500 | — | 70 | 73 |
| Portimão · b7b821 | Active | €329,000 | €5,141 | 31.5% | 70 | 71 |
| Portimão · 8ee96e | Active | €330,000 | €4,853 | 35.3% | — | 72 |
| avenida das Comunidades Lusíadas S / N | Active | €310,000 | €6,596 | 12.1% | 70 | 71 |
| avenida das Comunidades Lusíadas, 3 | Active | €245,000 | €5,213 | 30.5% | 80 | 76 |
| Median comp | €319,500 | €5,177 | 31.0% | 70 | 72 |
Short-term vacation rental The property’s high listing price of €480,000 reflects a significant 44.9% gap above its fair value of €331,309, which limits its attractiveness as a short-term rental investment. With a low gross yield of 2.3%, the property would struggle to generate sufficient returns in a competitive Algarve market. Long-term rental Given the property’s high price relative to the fair value, its potential for long-term rental income appears diminished, resulting in a bleak return on investment through traditional leasing strategies. The gross yield of 2.3% further indicates that this apartment is overpriced, making it a less appealing option in Portimão's rental landscape. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its current price being 44.9% above fair value, which creates a substantial risk for long-term capital appreciation. The insufficient yield of 2.3% suggests that it would not generate meaningful income to justify its elevated acquisition cost in a steadily growing tourist region like the Algarve.
Moderate Economic Risk With an economic stability score of 65/100, there is a potential risk of economic downturns impacting tenant demand and rental income stability.
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