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, 2-bathroom apartment of 92 m² on the 1st floor, energy rating B. Located on rua Nossa Senhora do Carmo, Moncarapacho e Fuseta parish, Olhão municipality, Faro district. Noteworthy Features: The apartment features a modern kitchen with high-quality finishes and a sizable terrace offering panoramic views of the sea, ideal for entertaining guests in a tranquil setting.
The valuation. The asking price of €420,000 sits €44,638 (11.9%) above the fair value of €375,362, indicating that the property is overpriced. This discrepancy raises concerns for potential investors regarding future appreciation prospects.
Fair value modelled at €375,362 from 4 comparable sales in the area. Asking €420,000 sits €44,638 (11.9%) above — overpriced versus fair value.
Asking €420,000 versus the rua Nossa Senhora do Carmo area baseline of €306,575 (€3,332/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €306,575, adjusted for condition and micro-location, gives a modelled fair value of €375,362 (€4,080/m²), a €44,638 (11.9%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora do Carmo | Subject | €420,000 | €4,565 | — | 74 | 63 |
| rua da Cegonha | Active | €460,000 | €5,000 | 9.5% | 75 | 64 |
| Moncarapacho e Fuseta · 4d466b | Active | €345,000 | €3,286 | 28.0% | 75 | 70 |
| Moncarapacho e Fuseta · 4d4653 | Active | €375,000 | €3,319 | 27.3% | 75 | 65 |
| rua da Liberdade | Active | €397,000 | €4,841 | 6.1% | 75 | 65 |
| Median comp | €386,000 | €4,080 | 10.6% | 75 | 65 |
Short-term vacation rental The property’s asking price of €420,000 exceeds the fair value of €375,362 by 11.9%, indicating it is not an attractive investment for short-term vacation rentals. With a gross yield of 4.5%, the high entry price diminishes the potential profitability in a market experiencing fluctuating demand. Buy-and-hold Investing in this property for a buy-and-hold strategy seems unwise, as its current price is 11.9% above fair value. Given the property’s condition score of 76/100 and average neighborhood quality score of 63/100, the potential for long-term appreciation is insufficient to offset its inflated cost. Family rental The 2-bed apartment is overpriced at €420,000, which may make it challenging to attract stable tenants in the family rental market. With a gross yield of only 4.5% and a neighborhood score of 63/100, the risk associated with high vacancy rates could outweigh any benefits of long-term leasing.
Potential for Tenant Turnover The combination of a moderate economic stability score of 55 and a tenant stability score of 65 suggests a risk of fluctuation in tenant occupancy, which can impact cash flow stability.
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