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 house of 66 m², built in 1950, energy rating D. Located on azinhaga da Patinha, Quelfes parish, Olhão municipality, Faro district. This property is located on a quiet cul-de-sac, ensuring minimal traffic noise and providing a serene living environment while remaining convenient to local amenities in Olhão.
The valuation. The asking price of €259,900 is €90,546 (53.5%) above the fair value of €169,354, indicating that this property is overpriced. A thorough assessment reveals it lacks competitive pricing relative to market conditions.
Fair value modelled at €169,354 from 6 comparable sales in the area. Asking €259,900 sits €90,546 (53.5%) above — overpriced versus fair value.
Asking €259,900 versus the azinhaga da Patinha area baseline of €193,057 (€2,925/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 25/100 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 €193,057, adjusted for condition and micro-location, gives a modelled fair value of €169,354 (€2,566/m²), a €90,546 (53.5%) gap versus the €259,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| azinhaga da Patinha | Subject | €259,900 | €3,938 | — | 20 | 65 |
| rua da Cerca, 66 | Active | €365,000 | €2,786 | 29.2% | 40 | 61 |
| Quelfes · 65a805 | Active | €410,000 | €3,761 | 4.5% | 50 | 60 |
| Olhão · 82c6a1 | Active | €700,000 | €1,961 | 50.2% | — | 65 |
| Quelfes · 6ebbfc | Active | €280,000 | €2,642 | 32.9% | 30 | 55 |
| Median comp | €387,500 | €2,714 | 31.1% | 40 | 61 |
Short-term vacation rental The current listing price of €259,900 exceeds the fair value by 53.5%, indicating that this property is overpriced in a competitive short-term rental market. With a gross yield of only 4.7% and a condition rating of 25/100, it may struggle to attract high-paying vacation guests. Long-term rental At €259,900, the property is overpriced relative to its fair value of €169,354, resulting in limited potential for long-term rental profitability. Additionally, with a gross yield of 4.7% and a neighborhood rating of 65/100, rental demand may be insufficient to justify this elevated price point. Buy-and-hold Investing in this property at €259,900 is unwise, as it is overpriced compared to its fair value of €169,354 and it offers a modest yield of 4.7%. Its low condition rating of 25/100 suggests significant future investment may be necessary, further diminishing long-term investment appeal.
[Economic Demand Risk] With an economic stability score of 60/100, there may be potential challenges in demand for tenancy, which could lead to higher vacancy rates and reduced rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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