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 93 m² on the 2nd floor, built in 2011, energy rating C. Located Olhão parish, Olhão municipality, Faro district. Location Advantage: Just 50 meters from the embarkation port for the islands, this apartment provides unmatched access to Ria Formosa and local amenities without needing a car.
The valuation. The asking price of €315,000 is significantly above fair value at €222,247, reflecting an overpricing of €92,753 (41.7%). This indicates that the property is not a favorable investment based on its current price.
Fair value modelled at €222,247 from 6 comparable sales in the area. Asking €315,000 sits €92,753 (41.7%) above — overpriced versus fair value.
Asking €315,000 versus the Olhão, Olhão, Faro area baseline of €199,803 (€2,148/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 €199,803, adjusted for condition and micro-location, gives a modelled fair value of €222,247 (€2,390/m²), a €92,753 (41.7%) gap versus the €315,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Olhão · 1f3587 | Subject | €315,000 | €3,387 | — | 74 | 66 |
| estrada de Quelfes | Active | €299,500 | €2,186 | 35.5% | 73 | 71 |
| praça João de Deus, 26 | Active | €295,000 | €2,034 | 39.9% | 78 | 61 |
| Quelfes · 49b7b7 | Active | €290,000 | €2,589 | 23.6% | 74 | 60 |
| rua Vasco da Gama | Active | €270,000 | €2,328 | 31.3% | 68 | 63 |
| Median comp | €292,500 | €2,257 | 33.4% | 74 | 62 |
Short-term vacation rental The current price of €315,000 significantly exceeds the fair value of €222,247, indicating that this property may not yield the expected returns for short-term vacation rentals in a competitive market. With a gross yield of only 3.5%, the investment's profitability is further hindered by the overpriced listing and the neighborhood's moderate rating of 66/100. Buy-and-hold Investing in this property for a buy-and-hold strategy is less appealing given that it is overpriced by 41.7% compared to its fair value. The combination of a lower-than-ideal yield and a condition rating of 75/100 suggests that long-term capital appreciation may not sufficiently compensate for the high entry price. Value-add renovation While value-add renovation can typically enhance property value, this specific listing is priced too high at €315,000, which overshadows the potential benefits of renovations. Even with improvements, the significant gap between the listing and fair value indicates that the property may struggle to justify its price point post-renovation.
Economic Vulnerability The property has an economic stability score of 55/100, indicating a significant risk of economic downturn affecting rental income and property value.
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