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, 1-bathroom apartment of 100 m² on the 2nd floor. Located on rua Vila Nossa Senhora da Rocha, 23B, Porches parish, Lagoa municipality, Faro district. Noteworthy Features: This apartment's outdoor terrace offers stunning views of the landscaped gardens and direct access to the pristine swimming pools, enhancing the overall living experience.
The valuation. The asking price of €450,000 is significantly above the fair value of €385,215, representing an overvaluation of €64,785 (16.8%). This suggests the property is overpriced and may deter potential buyers. Buy-to-flip angle. A buy-to-flip strategy could focus on quick renovations, leveraging the quality materials and finishes. However, the current asking price limits the potential profit margins for reselling. Buy-to-let angle. The estimated rental income of €1,013/month yields a gross return of 2.7%, making it feasible for a long-term buy-and-hold investment, capitalizing on the Algarve's tourist draw for vacation rentals.
Fair value modelled at €385,215 from 6 comparable sales in the area. Asking €450,000 sits €64,785 (16.8%) above — overpriced versus fair value.
Asking €450,000 versus the rua Vila Nossa Senhora da Rocha, 23B area baseline of €345,344 (€3,453/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €345,344, adjusted for condition and micro-location, gives a modelled fair value of €385,215 (€3,852/m²), a €64,785 (16.8%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vila Nossa Senhora da Rocha, 23B | Subject | €450,000 | €4,500 | — | 76 | 73 |
| rua do Alentejo | Active | €515,000 | €3,787 | 15.8% | 72 | 71 |
| Armação de Pêra · 15e397 | Active | €380,000 | €3,918 | 12.9% | 73 | 66 |
| Armação de Pêra · b7c2bb | Active | €390,000 | €6,094 | 35.4% | 75 | 70 |
| rua do Barlavento | Active | €440,000 | €2,750 | 38.9% | 72 | 74 |
| Median comp | €415,000 | €3,853 | 14.4% | 73 | 71 |
Short-term vacation rental This property, with a gross yield of only 2.7%, does not justify the listing price of €450,000, as the fair value is significantly lower at €385,215. Given its overpriced status and a gap of 16.8%, it may struggle to attract the desired rental income for vacationers. Buy-and-hold At a purchase price of €450,000, the long-term investment potential of this property is compromised, especially with a yield of only 2.7%. The notable difference from the fair value suggests that holding this property might not provide adequate appreciation or cash flow over time. Family rental This 2-bed apartment in Porches is overpriced at €450,000, which creates challenges for securing long-term family tenants who seek affordability. With a yield of just 2.7% and a fair value of €385,215, this investment is unlikely to meet the expectations of potential family renters.
Economic Vulnerability With an Economic Stability score of 65/100, there is a moderate risk that economic downturns could negatively impact property values and 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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