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 92 m² on the 1st floor, energy rating B. Located on rua Nossa Senhora do Carmo, Moncarapacho e Fuseta parish, Olhão municipality, Faro district. Noteworthy Features: The apartment boasts a large terrace with stunning sea views and immediate access to Ria Formosa, enhancing its outdoor living appeal and ensuring continuity with nature.
The valuation. The asking price of €420,000 is significantly above the fair value of €305,310, representing an overpriced situation by €114,690 (37.6%).
Fair value modelled at €305,310 from 3 comparable sales in the area. Asking €420,000 sits €114,690 (37.6%) above — overpriced versus fair value.
Asking €420,000 versus the rua Nossa Senhora do Carmo area baseline of €228,299 (€2,482/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €228,299, adjusted for condition and micro-location, gives a modelled fair value of €305,310 (€3,319/m²), a €114,690 (37.6%) gap versus the €420,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Nossa Senhora do Carmo | Subject | €420,000 | €4,565 | — | 77 | 65 |
| rua da Cegonha | Active | €460,000 | €5,000 | 9.5% | 75 | 64 |
| Moncarapacho e Fuseta · 4d466b | Active | €345,000 | €3,286 | 28.0% | 75 | 70 |
| Moncarapacho e Fuseta · 4d4653 | Active | €375,000 | €3,319 | 27.3% | 75 | 65 |
| Median comp | €375,000 | €3,319 | 27.3% | 75 | 65 |
Short-term vacation rental The current listing price of €420,000 creates a significant gap of 37.6% over the fair value of €305,310, indicating that this investment may not generate sufficient returns to offset its costs. With a gross yield of 4.5% and limited local amenities, this property struggles to compete in the fluctuating tourism market of Algarve. Long-term rental At a price of €420,000, this property appears overpriced when compared to its fair value of €305,310, which could hinder its appeal as a long-term rental option. Though offering a decent yield of 4.5%, the combination of a mediocre neighborhood rating of 65/100 and seasonal tourism challenges complicates consistent occupancy and tenant quality. Not ideal for As the property does not align with the ideal conditions for student housing or the luxury market, it presents limited options for diverse tenant demographics. This makes it less appealing in a market that benefits from varied housing types to cater to different tenant needs.
Economic Dependence Risk The economic and tenant stability scores of 65 indicate a moderate risk, suggesting potential volatility in rental income or occupancy rates due to economic fluctuations that could impact tenant retention or lease renewals.
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