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.
1-bedroom, 1-bathroom apartment of 59 m² on the 3rd floor, built in 1977, energy rating D. Located on rua Helena do Nascimento Batista, Luz parish, Lagos municipality, Faro district. Notable Features: This apartment boasts tilt-and-turn windows with double glazing and electric shutters for enhanced comfort and insulation, alongside convenient USB sockets in all rooms.
The valuation. The asking price of €400,000 is significantly above the fair value of €317,319, resulting in an overpricing of €82,681 (26.1%). This gap indicates a notable misalignment with the market.
Fair value modelled at €317,319 from 6 comparable sales in the area. Asking €400,000 sits €82,681 (26.1%) above — overpriced versus fair value.
Asking €400,000 versus the rua Helena do Nascimento Batista area baseline of €312,508 (€5,297/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 74/100 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 €312,508, adjusted for condition and micro-location, gives a modelled fair value of €317,319 (€5,378/m²), a €82,681 (26.1%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Helena do Nascimento Batista | Subject | €400,000 | €6,780 | — | 75 | 71 |
| Luz · efdd91 | Active | €348,000 | €4,244 | 37.4% | 75 | 63 |
| beco da Hortinha | Active | €450,000 | €5,625 | 17.0% | 72 | 70 |
| beco da Hortinha, 7 | Active | €175,000 | €7,292 | 7.6% | 72 | 64 |
| Luz · 8ee953 | Active | €495,000 | €6,600 | 2.6% | 66 | 72 |
| Median comp | €399,000 | €6,113 | 9.8% | 72 | 67 |
Short-term vacation rental The property in Luz, Lagos is overpriced at €400,000, representing a significant 26.1% gap from its fair value of €317,319. With a gross yield of only 2.9%, the investment is unlikely to generate competitive returns in the saturated vacation rental market driven primarily by tourists. Long-term rental Given the purchase price of €400,000, the property does not present an attractive opportunity for long-term rental investments due to its fair value of just €317,319, creating a notable 26.1% disparity. A yield of 2.9% further emphasizes the risk of overpaying in this market, especially with a neighbourhood score of 71/100 reflecting the seasonal economic influence and tenant quality. Buy-and-hold Investing in this 1-bed apartment at €400,000 is not advisable due to its valuation being significantly above the €317,319 fair value, resulting in a 26.1% gap. The low gross yield of 2.9% and the area's reliance on tourism highlight the challenges for long-term appreciation and cash flow stability, making this strategy less favorable. Not ideal for: Student housing, Luxury market
Economic Sensitivity The property faces economic risk due to its moderate economic stability score of 68/100, indicating vulnerability to market fluctuations that could affect rental income.
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