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, 3-bathroom apartment of 108 m² on the 4th floor, built in 2003, energy rating D. Located on rua Cabo da Boa Esperança, Portimão parish, Portimão municipality, Faro district. Unique Feature: This apartment includes a converted attic with two additional bedrooms and a room featuring skylights, maximizing natural light and space efficiency for guests or family. Location Advantage: Situated just 200 meters from the beach, it combines a prime coastal lifestyle with modern comfort and spacious living.
The valuation. The asking price of €689,975 is significantly above the fair value of €436,774, marking a €253,201 (58.0%) difference. This property is not aligned with market expectations and is considered overpriced.
Fair value modelled at €436,774 from 6 comparable sales in the area. Asking €689,975 sits €253,201 (58.0%) above — overpriced versus fair value.
Asking €689,975 versus the rua Cabo da Boa Esperança area baseline of €392,603 (€3,635/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 72/100 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 €392,603, adjusted for condition and micro-location, gives a modelled fair value of €436,774 (€4,044/m²), a €253,201 (58.0%) gap versus the €689,975 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cabo da Boa Esperança | Subject | €689,975 | €6,389 | — | 70 | 70 |
| rua Caetano Feu | Active | €450,000 | €5,056 | 20.9% | 72 | 73 |
| Portimão · 3d9832 | Active | €612,000 | €5,368 | 16.0% | — | 72 |
| travessa António Vicente de Castro | Active | €380,000 | €2,639 | 58.7% | 74 | 66 |
| avenida das Comunidades Lusíadas, 3 | Active | €450,000 | €3,462 | 45.8% | 74 | 70 |
| Median comp | €450,000 | €4,259 | 33.3% | 74 | 71 |
Short-term vacation rental This property is priced at €689,975, significantly above its fair value of €436,774, indicating it is overpriced by 58.0%. With a gross yield of only 2.1%, it may struggle to attract renters seeking high returns in a competitive market. Long-term rental Listed at €689,975, this 2-bed apartment is overpriced compared to the fair value of €436,774, creating a significant gap of 58.0%. The gross yield of 2.1% suggests that long-term rental income potential does not justify the high initial investment. Family rental At €689,975, this apartment exceeds its fair value of €436,774 by 58.0%, indicating it is overpriced in the current market. The relatively low gross yield of 2.1% poses concerns for families looking for a cost-effective long-term living option.
Economic vulnerability The economic stability score of 60/100 indicates potential uncertainty in the local market, which could affect rental income and property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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