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 119 m² on the 1st floor, built in 2001, energy rating C. Located Albufeira e Olhos de Água parish, Albufeira municipality, Faro district. This apartment offers a south-facing balcony with unobstructed views, ideal for enjoying sunsets, and a well-equipped kitchen with direct access to a north-facing balcony overlooking the pool and countryside.
The valuation. The asking price of €399,000 is significantly above the fair value of €340,425, representing an overvaluation of €58,575 (17.2%). This property is priced too high for its actual market worth.
Fair value modelled at €340,425 from 6 comparable sales in the area. Asking €399,000 sits €58,575 (17.2%) above — overpriced versus fair value.
Asking €399,000 versus the Albufeira e Olhos de Água, Albufeira, Faro area baseline of €247,896 (€2,083/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 79/100 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 €247,896, adjusted for condition and micro-location, gives a modelled fair value of €340,425 (€2,861/m²), a €58,575 (17.2%) gap versus the €399,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Albufeira e Olhos de Água · 800188 | Subject | €399,000 | €3,353 | — | 76 | 74 |
| rua Manuel José de Paiva | Active | €375,000 | €3,000 | 10.5% | 72 | 67 |
| Albufeira e Olhos de Água · 6fbaa3 | Active | €535,000 | €2,524 | 24.7% | 76 | 71 |
| Albufeira e Olhos de Água · 1906a2 | Active | €290,000 | €2,900 | 13.5% | 70 | 68 |
| rua Balaia Golf Village, 727 | Active | €529,000 | €2,727 | 18.7% | 75 | 74 |
| Median comp | €452,000 | €2,814 | 16.1% | 74 | 70 |
Short-term vacation rental The 2-bed apartment in Albufeira e Olhos de Água, currently priced at €399,000, is overpriced by 17.2% compared to its fair value of €340,425, limiting its potential for strong short-term rental returns. Despite a decent gross yield of 4.6%, the high listing price may deter investment in the competitive vacation rental market. Long-term rental Investing in this property as a long-term rental might not yield favorable returns given its current listing price of €399,000, which reflects an overpricing of 17.2% against the fair value. While the apartment’s condition score of 79/100 is appealing, the high entry price could hinder consistent cash flow. Buy-and-hold The buy-and-hold strategy appears less attractive for this overvalued apartment, priced at €399,000, which is 17.2% above its fair market value of €340,425. Given the upward pressure on prices in the tourist-driven area, the investment may not provide adequate long-term appreciation potential relative to its high purchase price.
Economic Risk The economic stability score of 65 indicates potential vulnerability to market fluctuations which could affect rent revenues or property value.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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