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, 3-bathroom apartment of 113 m² on the 2nd floor, energy rating A. Located Alvor parish, Portimão municipality, Faro district. This apartment features a spacious terrace with an adjustable pergola and offers stunning sea views, strategically located just 2 km from the beach and key village amenities.
The valuation. The asking price of €570,000 is significantly above the fair value of €407,248, indicating an overpriced status of €162,752 (40.0%). This discrepancy suggests that potential buyers may need to negotiate heavily. Buy-to-flip angle. Given its high-end finishes and desirable location, the property could be flipped after cosmetic improvements for a profit. However, the current asking price may limit feasible resales unless market conditions change significantly. Buy-to-let angle. With an estimated rental income of €1,140/month, the gross yield sits at a modest 2.4%. Long-term rentals could generate stable income, but the yield indicates limited cash flow potential against the asking price.
Fair value modelled at €407,248 from 6 comparable sales in the area. Asking €570,000 sits €162,752 (40.0%) above — overpriced versus fair value.
Asking €570,000 versus the Alvor, Portimão, Faro area baseline of €348,914 (€3,088/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 83/100 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 €348,914, adjusted for condition and micro-location, gives a modelled fair value of €407,248 (€3,604/m²), a €162,752 (40.0%) gap versus the €570,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Alvor · 5b8654 | Subject | €570,000 | €5,044 | — | 80 | 70 |
| Alvor · 133962 | Active | €570,000 | €4,711 | 6.6% | 85 | 75 |
| Alvor · 5da240 | Active | €650,000 | €5,909 | 17.1% | 70 | 71 |
| Portimão · 4d4699 | Active | €400,000 | €3,774 | 25.2% | — | 66 |
| Alvor · dc13fc | Active | €347,000 | €3,155 | 37.5% | 72 | 74 |
| Median comp | €485,000 | €4,243 | 15.9% | 72 | 73 |
Short-term vacation rental The property in Alvor has a gross yield of only 2.4%, which underlines the weak return potential given its overpriced listing of €570,000 versus the fair value of €407,248, creating a gap of 40.0%. With tourism heavily influencing the local economy, even in a desirable location, the current price discourages realistic profitability from vacation renting. Long-term rental At an asking price that exceeds fair value by 40.0%, the 2-bed apartment does not present an attractive option for long-term rental, especially with a gross yield of only 2.4%. While the property condition is decent at 83/100, the high entry cost may limit rental income and investment returns in a tourism-driven market. Buy-and-hold Investing in this property as a buy-and-hold asset appears unwise given its substantial pricing gap of 40% above fair value and lackluster gross yield of 2.4%. The current market conditions and property valuation suggest that potential appreciation may not sufficiently offset the initial overpricing.
Tenant turnover risk The combination of a 65/100 tenant stability score suggests a higher likelihood of tenant turnover, which can lead to increased vacancy rates and costs associated with finding new tenants.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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