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 69 m² on the 5th floor, energy rating D. Located on rua Engenheiro José de Bívar, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The property boasts a west-facing balcony ideal for sunset views and an unobstructed estuary view from the living room, enhancing its spacious and bright ambiance.
The valuation. The asking price of €318,500 is slightly above the fair value of €303,041, marking a difference of €15,459 (5.1%). This positions the property as fairly valued in the current market. Buy-to-flip angle. With strategic renovations, the property can attract buyers looking for updated amenities and higher-end finishes. A well-executed flip could capitalize on the strong demand from seasonal tourists and homeowners alike. Buy-to-let angle. Given the estimated rental income of €876/month, this property offers a gross yield of 3.3%. The high seasonal tourist traffic enhances prospects for short-term rentals, ensuring a steady stream of income.
Fair value modelled at €303,041 from 6 comparable sales in the area. Asking €318,500 sits €15,459 (5.1%) above — overpriced versus fair value.
Asking €318,500 versus the rua Engenheiro José de Bívar area baseline of €272,491 (€3,949/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 69/100 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 €272,491, adjusted for condition and micro-location, gives a modelled fair value of €303,041 (€4,392/m²), a €15,459 (5.1%) gap versus the €318,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro José de Bívar | Subject | €318,500 | €4,616 | — | 65 | 75 |
| avenida Tomás Cabreira | Active | €325,000 | €4,392 | 4.9% | 70 | 71 |
| Portimão · 86cbb7 | Active | €325,000 | €4,392 | 4.9% | 70 | 70 |
| Portimão · 4a448c | Active | €250,000 | €5,208 | 12.8% | — | 70 |
| Portimão · ba39cf | Active | €280,000 | €3,944 | 14.6% | 70 | 69 |
| Median comp | €302,500 | €4,392 | 4.9% | 70 | 70 |
Short-term vacation rental The 1-bed apartment in Portimão, while fair in value, can benefit from the high seasonal tourist traffic, making it a viable option for short-term vacation rentals. However, with a gross yield of 3.3%, prospective investors should be cautious of the potential for lower returns relative to other opportunities. Buy-and-hold Investing in this property for a buy-and-hold strategy poses a moderate risk given that its valuation is fair and does not provide a significant discount. With a condition rating of 69/100 and neighborhood quality at 75/100, the apartment is positioned well for gradual appreciation in the long term but may not yield the highest returns. Family rental The apartment is suitable for family rentals due to its size and proximity to essential amenities, yet the fair valuation suggests the potential for less competitive returns in comparison to properties priced below market value. With a neighborhood score of 75/100, the property offers decent access to local resources, though it may struggle against other family-oriented rental competition. Not ideal for student housing, luxury market, industrial development This property is not suited for student housing or luxury market segments, given the mixed conditions of its rating while being fairly priced. Additionally, its positioning makes it unlikely to attract interest from industrial development investors looking for high-growth returns.
Tenant retention risk The tenant stability score of 70/100 may indicate potential fluctuations in tenant retention, which could affect rental income stability.
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