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 apartment of 80 m² on the 5th floor, built in 1971, energy rating E. Located on rua João da Cruz, 14, Portimão parish, Portimão municipality, Faro district. Noteworthy Feature: The top-floor apartment offers exclusive access to a private terrace with elevated views of the Portimonense stadium and the scenic riverside area, enhancing its appeal for investment. Investment Insight: Its central location and potential for renovation make it a promising opportunity for long-term rental income.
The valuation. The asking price of €265,000 is positioned above the fair value of €241,269, indicating a difference of €23,731, or 9.8%. This assessment suggests that the property is fairly priced.
Fair value modelled at €241,269 from 6 comparable sales in the area. Asking €265,000 sits €23,731 (9.8%) above — overpriced versus fair value.
Asking €265,000 versus the rua João da Cruz, 14 area baseline of €238,392 (€2,980/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 62/100 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 €238,392, adjusted for condition and micro-location, gives a modelled fair value of €241,269 (€3,016/m²), a €23,731 (9.8%) gap versus the €265,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua João da Cruz, 14 | Subject | €265,000 | €3,313 | — | 65 | 75 |
| rua da Quinta do Bispo | Active | €330,000 | €3,667 | 10.7% | 65 | 71 |
| estrada de Alvor | Active | €265,000 | €1,893 | 42.9% | — | 71 |
| rua Dom Carlos I, 102 | Active | €345,000 | €3,416 | 3.1% | 50 | 72 |
| estrada de Alvor | Active | €395,000 | €2,616 | 21.0% | 75 | 78 |
| Median comp | €337,500 | €3,016 | 9.0% | 65 | 72 |
Short-term vacation rental The property offers a gross yield of 4.8%, which indicates a decent revenue potential for short-term vacation rentals in a tourist-heavy area like Portimão. Given that it is fairly valued at €265,000, the profitability potential aligns well with the location's appeal without signaling a true bargain. Long-term rental With a fair value of €241,269 and a yielding potential of 4.8%, this property aligns appropriately for long-term rental strategies in an area that benefits from stable tourism-driven demand. While its condition score of 62/100 suggests some room for improvement, the investment remains strategically sound with fair pricing. Buy-and-hold As a buy-and-hold investment, the property presents a viable opportunity due to its fair market valuation and the ongoing demand generated by the local tourism economy. The potential for appreciation over time in this tourist-focused location supports a reasonable outlook for long-term investors, despite the moderately priced condition of the apartment.
Moderate economic fluctuations A median economic stability score of 70/100 suggests potential for moderate fluctuations that could impact rental income.
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