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 1st floor. Located on rua Vila Nossa Senhora da Rocha, 15A, Porches parish, Lagoa municipality, Faro district. Noteworthy Features: This apartment boasts an outdoor terrace offering panoramic views of the meticulously maintained gardens and the sea, enhancing the living experience with tranquil surroundings.
The valuation. The asking price of €350,000 sits €33,376 (8.7%) below the fair value of €383,376, indicating the property is fairly priced in the current market context.
Fair value modelled at €383,376 from 6 comparable sales in the area. Asking €350,000 sits €33,376 (8.7%) below — the upside to fair value.
Asking €350,000 versus the rua Vila Nossa Senhora da Rocha, 15A area baseline of €354,842 (€3,548/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 €354,842, adjusted for condition and micro-location, gives a modelled fair value of €383,376 (€3,834/m²), a €33,376 (8.7%) gap versus the €350,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Vila Nossa Senhora da Rocha, 15A | Subject | €350,000 | €3,500 | — | 74 | 73 |
| rua Quinta dos Arcos, 1 | Active | €330,000 | €3,511 | 0.3% | 70 | 74 |
| rua Vila Nossa Senhora da Rocha, 2D | Active | €500,000 | €5,000 | 42.9% | 80 | 73 |
| rua Vila Nossa Senhora da Rocha, 23B | Active | €450,000 | €4,500 | 28.6% | 76 | 73 |
| Armação de Pêra · f14d96 | Active | €375,000 | €3,750 | 7.1% | 75 | 70 |
| Median comp | €412,500 | €4,125 | 17.9% | 76 | 73 |
Long-term rental The 2-bed apartment in Porches offers a decent yield of 3.4%, making it a viable option for long-term rental despite its fair valuation. However, considering the current economic reliance on a seasonal tourism influx, tenant stability may be a concern. Short-term vacation rental With a fair value of €383,376, the property’s strong potential for short-term vacation rentals is supported by the area’s tourist appeal. The yield of 3.4% suggests that while it may perform well, rental performance should be carefully monitored considering the competitive market. Buy-and-hold Acquiring this apartment for a buy-and-hold strategy may seem reasonable with its fair valuation, but appreciation potential may be tempered by market saturation in vacation rentals. Investors should remain cautious, as economic challenges in a tourism-heavy area could affect long-term returns. Not ideal for: This property is not suited for student housing or the luxury market due to its current valuation and neighborhood dynamics.
Economic Vulnerability The economic stability score of 65 indicates potential vulnerability to market fluctuations, which could affect tenant retention as indicated by the tenant stability score of 70, suggesting there may be a risk of vacancy or lowered 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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