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.
4-bedroom, 2-bathroom apartment of 126 m² on the 2nd floor, built in 1972, energy rating C. Located on rua das Oliveiras, 52, Portimão parish, Portimão municipality, Faro district. This property features balconies with a river view, enhancing outdoor living while offering a serene atmosphere in a vibrant central location.
The valuation. The asking price of €312,000 is marginally above fair value at €310,023, representing a difference of €1,977 (0.6%). Thus, the valuation can be classified as fair.
Fair value modelled at €310,023 from 6 comparable sales in the area. Asking €312,000 sits €1,977 (0.6%) above — overpriced versus fair value.
Asking €312,000 versus the rua das Oliveiras, 52 area baseline of €249,543 (€1,980/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €249,543, adjusted for condition and micro-location, gives a modelled fair value of €310,023 (€2,460/m²), a €1,977 (0.6%) gap versus the €312,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Oliveiras, 52 | Subject | €312,000 | €2,476 | — | 72 | 72 |
| rua Projectada À Caldeira do Moinho | Active | €295,000 | €1,916 | 22.6% | 70 | 69 |
| Portimão · 6229aa | Active | €446,000 | €1,646 | 33.5% | 72 | 63 |
| Portimão · 190801 | Active | €385,000 | €2,567 | 3.7% | 70 | 69 |
| Portimão · f46ab5 | Active | €359,000 | €2,620 | 5.8% | 72 | 70 |
| Median comp | €372,000 | €2,242 | 9.5% | 71 | 69 |
Short-term vacation rental The proximity to tourist attractions and beach resorts makes this property a suitable option for short-term vacation rentals, benefitting from a strong tourism economy. However, with a gross yield of 4.7% and a fair value very close to the listing price, this investment does not present a significant upside potential. Buy-and-hold This property is positioned in a neighborhood with a respectable score of 72/100, indicating stable employment due to the tourism economy, which can hold value over time. The current listing price reflects fair value, suggesting that long-term appreciation might align closely with market averages. Family rental The 4-bed apartment in Portimão is appropriate for family rentals, supported by the neighborhood's decent amenities and housing scores. Nevertheless, as it is priced fairly, investors should consider the potential for mid-level rental yields without expecting substantial appreciation. Not ideal for: This property is not conducive to markets geared towards student housing or luxury segments, given its current condition and neighborhood profile. Additionally, it lacks the industrial investment appeal that could have diversified revenue streams.
Potential economic downturn The property is at risk due to a moderate economic stability score of 65/100, which may lead to fluctuations in tenant demand and rental income stability in challenging financial conditions.
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