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, 4-bathroom house of 227 m², energy rating B. Located São Bartolomeu de Messines parish, Silves municipality, Faro district. This property includes a spacious living room that seamlessly connects to an outdoor area featuring a barbecue and pool, enhancing the home’s entertainment potential.
The valuation. The asking price of €749,500 sits significantly above the fair value of €538,652, representing an overpricing of €210,848 or 39.1%. This indicates the property does not align with market expectations.
Fair value modelled at €538,652 from 6 comparable sales in the area. Asking €749,500 sits €210,848 (39.1%) above — overpriced versus fair value.
Asking €749,500 versus the São Bartolomeu de Messines, Silves, Faro area baseline of €440,124 (€1,939/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €440,124, adjusted for condition and micro-location, gives a modelled fair value of €538,652 (€2,373/m²), a €210,848 (39.1%) gap versus the €749,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| São Bartolomeu de Messines · ec19c2 | Subject | €749,500 | €3,302 | — | 74 | 64 |
| São Bartolomeu de Messines · 6f4215 | Active | €485,000 | €2,487 | 24.7% | 62 | 73 |
| São Bartolomeu de Messines · 834307 | Active | €755,000 | €1,926 | 41.7% | 68 | 74 |
| rua de Messines de Baixo | Active | €479,000 | €1,842 | 44.2% | 70 | 63 |
| rua de Mouricão | Active | €559,000 | €3,388 | 2.6% | 76 | 73 |
| Median comp | €522,000 | €2,207 | 33.2% | 69 | 73 |
Short-term vacation rental The property in São Bartolomeu de Messines is overpriced at €749,500, particularly given its fair value estimate of €538,652, resulting in a significant 39.1% gap. With a gross yield of only 3.2%, it may not provide the attractive returns needed for a viable short-term vacation rental investment. Long-term rental Although positioned in a popular tourist region, the current asking price of €749,500 exceeds fair valuation, offering an unsound investment opportunity against the assessed fair value of €538,652. At a gross yield of 3.2%, this property is unlikely to generate sufficient income to justify its pricing in a long-term rental strategy. Buy-and-hold The buy-and-hold approach faces challenges given the property’s listing price of €749,500, which is significantly above its fair value of €538,652, marking a 39.1% price discrepancy. Despite decent condition and neighborhood ratings, the overpricing hampers potential appreciation and overall investment viability.
Economic and Tenant Instability Risk The combined scores of 55/100 for economic stability and 60/100 for tenant stability indicate a heightened risk for fluctuations in rental income and potential vacancies.
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