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.
3-bedroom, 0-bathroom house of 185 m², energy rating B. Located Tavira (Santa Maria e Santiago) parish, Tavira municipality, Faro district. Noteworthy Features: This property includes a fully equipped restaurant with seating for 50, a charming terrace for 30, and offers approximately 1 hectare of agricultural land with stunning sea views.
The valuation. The asking price of €1,100,000 is significantly above its fair value of €692,588, indicating an overvaluation of €407,412 (58.8%). This property is therefore not a sound investment at its current price point.
Fair value modelled at €692,588 from 6 comparable sales in the area. Asking €1,100,000 sits €407,412 (58.8%) above — overpriced versus fair value.
Asking €1,100,000 versus the Tavira (Santa Maria e Santiago), Tavira, Faro area baseline of €646,988 (€3,497/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 54/100 is below the parish average, reducing 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 €646,988, adjusted for condition and micro-location, gives a modelled fair value of €692,588 (€3,744/m²), a €407,412 (58.8%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Tavira (Santa Maria e Santiago) · 622a88 | Subject | €1,100,000 | €5,946 | — | 55 | 52 |
| Tavira (Santa Maria e Santiago) · 73547a | Active | €425,000 | €2,724 | 54.2% | 80 | 62 |
| Tavira (Santa Maria e Santiago) · 19f795 | Active | €585,000 | €2,532 | 57.4% | 75 | 54 |
| praça Histórica de Tavira | Active | €1,300,000 | €3,858 | 35.1% | 62 | 46 |
| Tavira (Santa Maria e Santiago) · 001633 | Active | €1,200,000 | €4,211 | 29.2% | 62 | 60 |
| Median comp | €892,500 | €3,291 | 44.7% | 69 | 57 |
Long-term rental The property’s high listing price of €1,100,000 exceeds the fair value of €692,588 by 58.8%, indicating it is overpriced. Additionally, with a gross yield of only 2.3%, long-term rental returns are unlikely to attract discerning investors seeking profitable opportunities. Buy-and-hold Since the house is listed at €1,100,000, which significantly overshoots the fair value of €692,588, expect challenges in achieving adequate appreciation over time. A yield of 2.3% suggests a lack of compelling cash flow, making this strategy less appealing in the current pricing context. Family rental With the property priced at €1,100,000, well above the fair value of €692,588, it is clearly overpriced, making it a less attractive option for families seeking a rental home. The average condition score of 54/100 and neighbourhood score of 52/100 further indicate that the property lacks desirable attributes for family tenants, especially in a region with limited amenities and educational facilities.
Economic Vulnerability The economic stability score of 45/100 indicates a high risk of economic downturns affecting rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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