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.
5-bedroom, 4-bathroom villa of 362 m², built in 1988, energy rating D. Located on rua da Barroca, Conceição e Estoi parish, Faro municipality, Faro district. Noteworthy Features: The villa's surrounding land includes two tranquil lakes, one with a scenic deck, offering unique recreational opportunities and enhancing the serene outdoor atmosphere.
The valuation. The asking price of €2,500,000 is significantly above the fair value of €2,079,760, representing an overvaluation of €420,240 (20.2%). This property is overpriced for investors seeking a solid return.
Fair value modelled at €2,079,760 from 5 comparable sales in the area. Asking €2,500,000 sits €420,240 (20.2%) above — overpriced versus fair value.
Asking €2,500,000 versus the rua da Barroca area baseline of €1,656,874 (€4,577/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 87/100 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 €1,656,874, adjusted for condition and micro-location, gives a modelled fair value of €2,079,760 (€5,745/m²), a €420,240 (20.2%) gap versus the €2,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Barroca | Subject | €2,500,000 | €6,906 | — | 80 | 60 |
| Conceição e Estoi · 4d43a1 | Active | €1,785,000 | €5,313 | 23.1% | 77 | 60 |
| Conceição e Estoi · 0dcd2c | Active | €1,785,000 | €5,313 | 23.1% | 75 | 66 |
| Conceição e Estoi · f36002 | Active | €1,785,000 | €10,625 | 53.9% | 76 | 69 |
| Conceição e Estoi · f36034 | Active | €1,785,000 | €10,625 | 53.9% | 80 | 70 |
| Median comp | €1,785,000 | €7,969 | 15.4% | 77 | 68 |
Short-term vacation rental The current listing price of €2,500,000 reflects a significant 20.2% premium over the fair value of €2,079,760, indicating the property is overpriced for the short-term rental market. With a gross yield of only 2.7%, this investment may not deliver the expected returns in a location where tourism drives demand. Buy-and-hold Investing in this 5-bed villa at €2,500,000, which is 20.2% above its fair value, suggests a misalignment with potential long-term gains given the current valuation. The 2.7% yield, coupled with a neighbourhood quality score of only 60/100, may not provide sufficient appreciation potential for a buy-and-hold strategy. Long-term rental While long-term rental investments typically benefit from stable demand, the villa’s valuation at €2,500,000 places it 20.2% above the fair value, deeming it overpriced for this strategy. The gross yield of 2.7% alongside a less favorable neighbourhood score indicates limited profitability and growth prospects over the long term.
Economic Vulnerability The economic stability score of 55/100 suggests a potential risk of economic downturns affecting rental income, while a tenant stability score of 60/100 indicates a moderate risk of tenant turnover.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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