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.
4-bedroom, 3-bathroom penthouse of 251 m² on the 11th floor, built in 2007, energy rating D. Located on avenida São Lourenço da Barrosa, 1, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: This penthouse includes a remarkable 360° panoramic view, capturing both the sea and mountains, complemented by a spacious 100m² storage room.
The valuation. The asking price of €980,500 is significantly above fair value, which is assessed at €625,031, creating an overvaluation of €355,469 (56.9%). This property is overpriced for the current market conditions.
Fair value modelled at €625,031 from 6 comparable sales in the area. Asking €980,500 sits €355,469 (56.9%) above — overpriced versus fair value.
Asking €980,500 versus the avenida São Lourenço da Barrosa, 1 area baseline of €494,617 (€1,971/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 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 €494,617, adjusted for condition and micro-location, gives a modelled fair value of €625,031 (€2,490/m²), a €355,469 (56.9%) gap versus the €980,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida São Lourenço da Barrosa, 1 | Subject | €980,500 | €3,906 | — | 75 | 71 |
| Portimão · 956d6e | Active | €649,900 | €1,873 | 52.1% | 76 | 74 |
| rua Dom Afonso V, 3 | Active | €550,000 | €2,466 | 36.9% | 75 | 73 |
| Portimão · ba5955 | Active | €370,000 | €2,467 | 36.9% | 75 | 71 |
| Portimão · 4681e2 | Active | €460,000 | €2,514 | 35.7% | 78 | 71 |
| Median comp | €505,000 | €2,467 | 36.9% | 76 | 72 |
Short-term vacation rental The property's listing price of €980,500 significantly exceeds its fair value of €625,031, indicating a 56.9% premium that detracts from its potential as a short-term vacation rental. With a gross yield of 0% and a condition rating of 77/100, this investment may struggle to generate the desired returns. Long-term rental At €980,500, this penthouse is priced well above its fair value of €625,031, resulting in a 56.9% gap that compromises its viability as a long-term rental. The low gross yield of 0% further emphasizes the inadequacy of this property for generating reliable rental income. Buy-and-hold The buy-and-hold strategy is hindered by the property's current listing price of €980,500, which is 56.9% above its fair value of €625,031, indicating that long-term capital appreciation may be limited. Additionally, the lack of gross yield at 0% suggests that holding this property may not yield satisfactory returns over time.
Tenant turnover risk High tenant turnover is a concern due to the relatively moderate tenant stability score of 72/100, which may lead to increased vacancy rates and fluctuating rental income.
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