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 89 m², energy rating D. Located on rua Caetano Feu, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: This apartment includes a balcony that offers picturesque views of the surrounding area and convenient air conditioning installed in all rooms for year-round comfort.
The valuation. The asking price of €450,000 sits significantly above the fair value of €330,410, resulting in an overpricing of €119,590 (36.2%). This indicates that the property is not a good investment at the current asking price.
Fair value modelled at €330,410 from 6 comparable sales in the area. Asking €450,000 sits €119,590 (36.2%) above — overpriced versus fair value.
Asking €450,000 versus the rua Caetano Feu area baseline of €277,502 (€3,118/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 €277,502, adjusted for condition and micro-location, gives a modelled fair value of €330,410 (€3,712/m²), a €119,590 (36.2%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Caetano Feu | Subject | €450,000 | €5,056 | — | 72 | 73 |
| avenida das Comunidades Lusíadas, 3 | Active | €450,000 | €3,462 | 31.5% | 74 | 70 |
| Portimão · 8ee75d | Active | €325,000 | €3,963 | 21.6% | 80 | 71 |
| rua dos Três Castelos | Active | €548,000 | €6,447 | 27.5% | 78 | 72 |
| praceta Mar de Timor | Active | €335,000 | €3,018 | 40.3% | 68 | 71 |
| Median comp | €392,500 | €3,713 | 26.6% | 76 | 71 |
Short-term vacation rental This property is overpriced at €450,000 compared to a fair value of €330,410, resulting in a significant gap of 36.2%. The gross yield of 3.2% is low given the high demand for vacation rentals in the Algarve, highlighting that profitability potential does not align with the asking price. Family rental The 2-bed apartment, while located near central amenities, is overpriced at €450,000, which does not justify the rental demand consistent with this area. Families looking for long-term rentals would find better-valued options in the market, making this property less appealing to that demographic. Buy-and-hold Although this property benefits from proximity to the Algarve's attractions, it is priced at €450,000 against a fair value of €330,410, indicating an overpriced investment. Holding this asset may not yield the expected returns given the current valuation and a gross rental yield of just 3.2%, which is below market standards.
Economic Sensitivity The property faces a risk of fluctuating demand given its economic stability score of 65/100, indicating potential vulnerability to market downturns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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