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.
3-bedroom, 2-bathroom villa of 204 m², built in 1985, energy rating A+. Located on rua Cabeço Esteves, Mexilhoeira Grande parish, Portimão municipality, Faro district. This villa features a solar system that not only powers the home but also heats water and irrigates the lush garden, ensuring sustainability and cost efficiency.
The valuation. The asking price of €995,000 is significantly above fair value, which is assessed at €692,931, indicating an overvaluation of €302,069 (43.6%). This property does not represent a favorable investment opportunity.
Fair value modelled at €692,931 from 6 comparable sales in the area. Asking €995,000 sits €302,069 (43.6%) above — overpriced versus fair value.
Asking €995,000 versus the rua Cabeço Esteves area baseline of €604,737 (€2,964/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €604,737, adjusted for condition and micro-location, gives a modelled fair value of €692,931 (€3,397/m²), a €302,069 (43.6%) gap versus the €995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Cabeço Esteves | Subject | €995,000 | €4,877 | — | 74 | 67 |
| Portimão · 6a918d | Active | €378,000 | €2,681 | 45.0% | 75 | 72 |
| Portimão · 0dcc98 | Active | €1,480,000 | €11,473 | 135.2% | 78 | 72 |
| rua Monte Canelas | Active | €1,580,000 | €3,624 | 25.7% | 90 | 69 |
| Mexilhoeira Grande · 956ecc | Active | €825,000 | €2,619 | 46.3% | 78 | 71 |
| Median comp | €1,152,500 | €3,153 | 35.4% | 78 | 72 |
Short-term vacation rental Given the property’s high listing price of €995,000 compared to a fair value of €692,931, it may not generate sufficient returns in the competitive short-term rental market, which typically demands tighter pricing strategies. The gross yield of 2.6% further suggests that the potential revenue does not justify the investment cost, placing it at risk in a tourist-heavy area. Buy-and-hold The significant 43.6% gap from fair value indicates that this property is overpriced for long-term appreciation expectations, undermining the financial rationale for a buy-and-hold strategy. Investors may find better value elsewhere, as declining affordability could limit resale potential in the future. Family rental With a fair value of €692,931, the current asking price suggests that this property is overpriced for those seeking a family rental, particularly given its low gross yield of 2.6%. The suboptimal condition and neighborhood ratings further diminish its attractiveness for long-term tenancy to families who typically prioritize value and amenities.
Economic Vulnerability With an economic stability score of 60/100, there is a significant risk that economic fluctuations could adversely impact 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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