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 121 m², energy rating C. Located on alameda Licence & Resort Facilities, São Gonçalo de Lagos parish, Lagos municipality, Faro district. Noteworthy Features: This ground-floor apartment boasts immediate swimming pool access and an existing Alojamento Local (AL) licence, enhancing its rental income potential.
The valuation. The asking price of €575,000 exceeds the fair value of €484,878 by €90,122, representing an 18.6% premium. This property is overpriced and does not represent a sound financial decision for potential investors.
Fair value modelled at €484,878 from 6 comparable sales in the area. Asking €575,000 sits €90,122 (18.6%) above — overpriced versus fair value.
Asking €575,000 versus the alameda Licence & Resort Facilities area baseline of €446,520 (€3,690/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €446,520, adjusted for condition and micro-location, gives a modelled fair value of €484,878 (€4,007/m²), a €90,122 (18.6%) gap versus the €575,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| alameda Licence & Resort Facilities | Subject | €575,000 | €4,752 | — | 78 | 70 |
| São Gonçalo de Lagos · 16264b | Active | €530,000 | €3,897 | 18.0% | 75 | 73 |
| rua José António F. Brak Lamy, 6 | Active | €380,000 | €4,043 | 14.9% | 82 | 78 |
| estrada de Porto de Mós S / N | Active | €475,000 | €4,948 | 4.1% | 80 | 68 |
| São Gonçalo de Lagos · 89e737 | Active | €425,000 | €3,972 | 16.4% | 75 | 73 |
| Median comp | €450,000 | €4,008 | 15.7% | 78 | 73 |
Short-term vacation rental The 2-bed apartment in São Gonçalo de Lagos is priced at €575,000, which exceeds the fair value of €484,878 by 18.6%, indicating the property is overpriced for vacation rental investments. Given the gross yield of 3.2%, the returns do not justify the current listing price in a competitive market. Buy-and-hold At the asking price of €575,000, the investment in this buy-and-hold strategy appears questionable, as it exceeds the fair value by 18.6% and yields only 3.2%. The property, while situated in a solid tourist area, does not align with the return expectations given its overpriced status and the long-term appreciation potential being compromised. Value-add renovation Investing in value-add renovations for this apartment at a listing price of €575,000 is challenged by its overpriced valuation compared to the fair value of €484,878, resulting in an 18.6% gap. The potential for increased property value through renovations is limited by the initial high entry price, which could deter future investment returns.
Economic Vulnerability The property has a moderate economic stability score of 60/100, indicating potential vulnerability to fluctuations in the local economy that could affect rental demand and income stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Log in to buy the report or use a credit
