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, 2-bathroom apartment of 104 m² on the 4th floor, built in 1987, energy rating D. Located Armação de Pêra parish, Silves municipality, Faro district. Noteworthy Features: The apartment offers acoustic privacy with a thoughtful layout that distances bedrooms from living areas, ideal for peaceful living, and includes a private garage, enhancing urban convenience.
The valuation. The asking price of €389,000 exceeds the fair value of €351,506 by €37,494 (10.7%), indicating that the property is overpriced for potential buyers. This discrepancy suggests limited room for negotiation or future appreciation.
Fair value modelled at €351,506 from 6 comparable sales in the area. Asking €389,000 sits €37,494 (10.7%) above — overpriced versus fair value.
Asking €389,000 versus the Armação de Pêra, Silves, Faro area baseline of €280,373 (€2,696/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 78/100 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 €280,373, adjusted for condition and micro-location, gives a modelled fair value of €351,506 (€3,380/m²), a €37,494 (10.7%) gap versus the €389,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Armação de Pêra · 133a68 | Subject | €389,000 | €3,740 | — | 75 | 74 |
| avenida Beira Mar | Active | €495,000 | €3,194 | 14.6% | 74 | 65 |
| Armação de Pêra · 831416 | Active | €380,000 | €3,551 | 5.1% | 68 | 73 |
| Porches · f14ba3 | Active | €334,000 | €3,374 | 9.8% | 70 | 77 |
| Armação de Pêra · cbc039 | Active | €399,000 | €3,381 | 9.6% | 68 | 76 |
| Median comp | €389,500 | €3,378 | 9.7% | 69 | 75 |
Short-term vacation rental The current listing price of €389,000 for the apartment in Armação de Pêra exceeds its fair value by 10.7%, indicating that it may not offer a compelling return on investment for short-term vacation rentals. Given the property’s yield of 3.5% gross, potential investors may want to reconsider their interest in this asset in light of its overpriced status. Long-term rental Although the apartment is situated in a desirable tourist area like the Algarve, its current price point of €389,000 is above the fair value, suggesting that it may not generate the expected cash flow for long-term rentals. With a gross yield of only 3.5%, this investment may be less attractive due to its higher price relative to its rental income potential. Family rental While the property’s location in a popular area may appeal to families seeking rentals, the price of €389,000 indicates it is overpriced compared to its fair value of €351,506. With the yield at 3.5% gross, investors might find that family rental prospects do not justify the elevated investment risk associated with this property. Not ideal for: Student housing, Luxury market, Value-add renovation
Economic Vulnerability The economic stability score of 65/100 indicates moderate economic risks that could affect property values and rental demand negatively.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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