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 114 m² on the 3rd floor, built in 2022, energy rating B. Located Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The apartment boasts a spacious terrace ideal for outdoor dining and a rooftop pool that offers stunning views of the surrounding area.
The valuation. The asking price of €449,900 is significantly above its fair value of €286,110, representing an overvaluation of €163,790 (57.2%). This property is not aligned with current market expectations. Buy-to-flip angle. Considering the robust demand in the Portimão area, a buy-to-flip strategy could capitalize on property appreciation, but at the current asking price, immediate resale profits appear unlikely. Buy-to-let angle. With an estimated gross yield of 3.1% (~€1,162/month), the buy-to-let strategy aims for long-term rental stability, albeit the property may be above competitive pricing in the rental market.
Fair value modelled at €286,110 from 6 comparable sales in the area. Asking €449,900 sits €163,790 (57.2%) above — overpriced versus fair value.
Asking €449,900 versus the Portimão, Portimão, Faro area baseline of €208,473 (€1,829/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 84/100 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 €208,473, adjusted for condition and micro-location, gives a modelled fair value of €286,110 (€2,510/m²), a €163,790 (57.2%) gap versus the €449,900 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Portimão · 3a733f | Subject | €449,900 | €3,946 | — | 82 | 70 |
| Portimão · 1f36ac | Active | €450,000 | €3,488 | 11.6% | 74 | 62 |
| rua Francisco Alvo, 5 | Active | €435,000 | €2,277 | 42.3% | 78 | 75 |
| Portimão · 6d5229 | Active | €540,000 | €2,512 | 36.4% | 75 | 73 |
| Portimão · 8ee91c | Active | €479,000 | €2,508 | 36.5% | 75 | 71 |
| Median comp | €464,500 | €2,510 | 36.4% | 75 | 72 |
Long-term rental The property, priced at €449,900, significantly exceeds the fair value of €286,110, marking it as overpriced by 57.2%. With a gross yield of only 3.1%, the financial return for long-term rental investors may not justify the inflated pricing. Short-term vacation rental Despite the appeal of Portimão’s tourist influx, this property’s listing price of €449,900 far surpasses its fair value of €286,110, indicating it is overpriced by 57.2%. The potential yield of 3.1% may not adequately reflect the risks associated with high investment costs in a competitive short-term rental market. Buy-and-hold As a buy-and-hold investment, this 2-bed apartment is overpriced at €449,900 compared to a fair value of €286,110, revealing a significant 57.2% discrepancy. Given the current yield of 3.1%, the long-term appreciation prospects may be limited considering the excessive entry price. Not ideal for: Luxury market, Student housing
Economic-tenant risk The combined score of 65/100 for both economic and tenant stability suggests potential volatility in rental income and property value appreciation, which could impact long-term investment returns.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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