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.
3-bedroom, 2-bathroom apartment of 90 m² on the 12th floor, energy rating D. Located Quelfes parish, Olhão municipality, Faro district. This apartment boasts unobstructed views of the city and sea, complemented by a spacious glassed area that enhances natural light throughout the open living spaces.
The valuation. The asking price of €360,000 is €41,363 (13.0%) above the fair value of €318,637, indicating that the property is overpriced. This price premium calls for a cautious approach to investment.
Fair value modelled at €318,637 from 6 comparable sales in the area. Asking €360,000 sits €41,363 (13.0%) above — overpriced versus fair value.
Asking €360,000 versus the Quelfes, Olhão, Faro area baseline of €259,813 (€2,887/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 81/100 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 €259,813, adjusted for condition and micro-location, gives a modelled fair value of €318,637 (€3,540/m²), a €41,363 (13.0%) gap versus the €360,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Quelfes · a466b3 | Subject | €360,000 | €4,000 | — | 77 | 71 |
| avenida Doutor Bernardino da Silva S / N | Active | €360,000 | €4,000 | 0% | 85 | 71 |
| estrada Projetada de Quelfes | Active | €325,000 | €2,851 | 28.7% | 70 | 70 |
| Quelfes · 99f3ab | Active | €310,000 | €3,333 | 16.7% | 80 | 68 |
| Quelfes · 937612 | Active | €755,000 | €4,364 | 9.1% | 80 | 64 |
| Median comp | €342,500 | €3,667 | 8.3% | 80 | 69 |
Short-term vacation rental The property is not a suitable investment for short-term vacation rental due to its significant 13% gap from fair value, priced at €360,000 against a fair value of €318,637. Additionally, with a 0% gross yield, the expected returns do not justify the current listing price in this tourist-driven location. Buy-and-hold Investing in this property for a buy-and-hold strategy is unwise given its overpriced status, as indicated by the 13% gap from the fair market value. The lack of any gross yield further exacerbates the risk of stagnant investment in a tourism-dependent area. Family rental This apartment is overpriced, making it a less attractive option for family rental; with a current listing of €360,000 against a fair market value of €318,637, it is poised for diminished cash flow potential. Furthermore, the 0% gross yield signals a concerning financial outlook for long-term residential leasing in a competitive rental market.
Economic Vulnerability The economic stability score of 65/100 indicates a moderate risk of fluctuations in the local economy that could affect property value and rent prices.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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