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.
3-bedroom, 3-bathroom house of 177 m², built in 2009, energy rating C. Located São Bartolomeu de Messines parish, Silves municipality, Faro district. The property features a well-maintained landscape with a variety of seasonal flora and a private covered terrace offering panoramic views of the countryside and distant sea.
The valuation. The asking price of €900,000 is significantly above the fair value of €726,977, resulting in a premium of €173,023 (23.8%). This property is deemed overpriced given its current market metrics.
Fair value modelled at €726,977 from 6 comparable sales in the area. Asking €900,000 sits €173,023 (23.8%) above — overpriced versus fair value.
Asking €900,000 versus the São Bartolomeu de Messines, Silves, Faro area baseline of €599,584 (€3,387/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €599,584, adjusted for condition and micro-location, gives a modelled fair value of €726,977 (€4,107/m²), a €173,023 (23.8%) gap versus the €900,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Bartolomeu de Messines · b32a14 | Subject | €900,000 | €5,085 | — | 80 | 73 |
| São Bartolomeu de Messines · 023ba0 | Active | €585,000 | €3,305 | 35.0% | 80 | 64 |
| São Bartolomeu de Messines · 468060 | Active | €585,000 | €4,916 | 3.3% | 76 | 69 |
| São Bartolomeu de Messines · 28b6da | Active | €685,000 | €3,743 | 26.4% | 75 | 68 |
| São Bartolomeu de Messines · 91144a | Active | €665,000 | €4,618 | 9.2% | 75 | 68 |
| Median comp | €625,000 | €4,181 | 17.8% | 76 | 68 |
Short-term vacation rental The property in São Bartolomeu de Messines is overpriced at €900,000, compared to a fair value of €726,977, indicating a significant 23.8% gap. With a modest yield of 1.4% and a seasonal economy heavily reliant on tourism, this investment may struggle to achieve desirable returns. Buy-and-hold At a listing price of €900,000, this property is above its fair value of €726,977, presenting a gap of 23.8%. The housing market in the region, while attractive for tourism, does not support the current price point for long-term appreciation under the current 1.4% yield. Long-term rental Listed at €900,000, the property is considered overpriced compared to its fair value of €726,977, reflecting a troubling 23.8% gap. With a low gross yield of 1.4%, this investment may not provide adequate cash flow relative to its purchase price, particularly in a seasonal economy dependent on tourism.
Economic Vulnerability The economic stability score of 65 indicates potential susceptibility to market fluctuations, which could impact tenant retention and rental income.
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