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, energy rating B. Located on rua Custódio Domingos Pereira Neto, Olhão parish, Olhão municipality, Faro district. Noteworthy Features: The property includes access to a common rooftop terrace with a pool, offering stunning panoramic views over Ria Formosa, enhancing the appeal of communal living.
The valuation. The asking price of €430,000 exceeds the fair value of €329,163 by €100,837, representing a 30.6% premium. This property is considered overpriced based on current market conditions.
Fair value modelled at €329,163 from 4 comparable sales in the area. Asking €430,000 sits €100,837 (30.6%) above — overpriced versus fair value.
Asking €430,000 versus the rua Custódio Domingos Pereira Neto area baseline of €287,670 (€3,093/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €287,670, adjusted for condition and micro-location, gives a modelled fair value of €329,163 (€3,539/m²), a €100,837 (30.6%) gap versus the €430,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Custódio Domingos Pereira Neto | Subject | €430,000 | €4,624 | — | 78 | 70 |
| rua Domingos Xavier Pereira | Active | €375,000 | €3,827 | 17.2% | 78 | 70 |
| azinhaga da Patinha | Active | €410,690 | €3,111 | 32.7% | 82 | 68 |
| Olhão · b32964 | Active | €325,000 | €5,702 | 23.3% | 75 | 63 |
| avenida dos Bombeiros Municipais de Olhão | Active | €361,000 | €3,252 | 29.7% | 75 | 74 |
| Median comp | €368,000 | €3,540 | 23.4% | 77 | 69 |
Short-term vacation rental The €430,000 listing for this apartment exceeds its fair value by 30.6%, making it a costly option for a short-term vacation rental in a tourist-heavy area. With a gross yield of just 3.8%, the investment may not provide the expected return due to the inflated purchase price. Buy-and-hold While buy-and-hold strategies typically rely on property appreciation, the current pricing at €430,000 is significantly above the fair value of €329,163, indicating the property is overpriced. This high valuation could hinder long-term returns and limit potential capital growth in a market that may not support such pricing. Family rental This property’s listing price of €430,000, compared to a fair value of €329,163, suggests a 30.6% premium that could deter families seeking affordable rentals. The inconsistent tenant quality in the area further complicates the case for a family rental investment at this elevated price point.
Tenant turnover risk The tenant stability score of 70/100 indicates a moderate risk of tenant turnover, which could lead to increased vacancy rates and associated costs.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
