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 109 m² on the 3rd floor, energy rating C. Located on rua Doutor João Matos Proença, 12, São Brás de Alportel parish, São Brás de Alportel municipality, Faro district. The apartment features a 12 m² terrace ideal for outdoor dining, and its location within walking distance to local amenities enhances its appeal for both residents and investors.
The valuation. The asking price of €325,000 sits significantly above fair value, which is assessed at €253,909, indicating a discrepancy of €71,091 or 28.0%. Verdict: overpriced. Buy-to-flip angle. A buy-to-flip strategy would require substantial renovation or market timing to achieve a profitable resale, but current valuations suggest limited potential for profit. Buy-to-let angle. A buy-to-let approach would yield an estimated gross rental income of €758 per month, providing a gross yield of 2.8%, which is below attractive investment returns in the area.
Fair value modelled at €253,909 from 6 comparable sales in the area. Asking €325,000 sits €71,091 (28.0%) above — overpriced versus fair value.
Asking €325,000 versus the rua Doutor João Matos Proença, 12 area baseline of €181,655 (€1,667/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €181,655, adjusted for condition and micro-location, gives a modelled fair value of €253,909 (€2,329/m²), a €71,091 (28.0%) gap versus the €325,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Doutor João Matos Proença, 12 | Subject | €325,000 | €2,982 | — | 75 | 54 |
| rua António Viegas Calçada, 5 | Active | €300,000 | €2,308 | 22.6% | 75 | 59 |
| rua Doutor José Dias Sancho, 159 | Active | €339,000 | €2,216 | 25.7% | 72 | 70 |
| São Brás de Alportel · 483c70 | Active | €375,000 | €2,060 | 30.9% | 72 | 65 |
| São Brás de Alportel · 49b836 | Active | €395,000 | €2,351 | 21.1% | 80 | 63 |
| Median comp | €357,000 | €2,262 | 24.1% | 74 | 64 |
Short-term vacation rental The property is overpriced by 28.0% compared to its fair value, which diminishes its potential as a short-term vacation rental in the interior of Algarve. With a gross yield of 2.8% and a neighbourhood rating of 54/100, the prospects for high occupancy rates may not justify the elevated price point. Long-term rental Given its condition score of 79/100, the property could serve as a long-term rental, but at an overpriced listing, it may face difficulties attracting tenants in a neighbourhood rated at 54/100. The 2.8% gross yield is also insufficient to compensate for the high initial investment, making it a less appealing option for long-term rental investors.
Weak Economic Conditions The economic stability score of 45/100 indicates significant risks due to potential downturns in income and employment, which could adversely affect tenant retention.
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