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, 3-bathroom apartment of 115 m² on the 3rd floor, built in 2020, energy rating B. Located on avenida do Rio, Armação de Pêra parish, Silves municipality, Faro district. Direct beach access complements this luxury apartment with high investment return potential, making it an ideal choice for rental income or a personal seaside retreat.
The valuation. The asking price of €995,000 is significantly above the fair value of €523,833, making it overpriced by €471,167 (89.9%). Such a disparity suggests limited room for appreciation and increased risk for potential investors.
Fair value modelled at €523,833 from 6 comparable sales in the area. Asking €995,000 sits €471,167 (89.9%) above — overpriced versus fair value.
Asking €995,000 versus the avenida do Rio area baseline of €428,853 (€3,729/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €428,853, adjusted for condition and micro-location, gives a modelled fair value of €523,833 (€4,555/m²), a €471,167 (89.9%) gap versus the €995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| avenida do Rio | Subject | €995,000 | €8,652 | — | 82 | 70 |
| Armação de Pêra · 6d5498 | Active | €525,000 | €3,646 | 57.9% | 80 | 70 |
| avenida General Humberto Delgado S / N | Active | €695,000 | €4,860 | 43.8% | 85 | 80 |
| estrada dos Salgados, 100 | Active | €685,000 | €5,480 | 36.7% | 85 | 70 |
| avenida do Rio, 2 | Active | €895,000 | €7,276 | 15.9% | 90 | 64 |
| Median comp | €690,000 | €5,170 | 40.2% | 85 | 70 |
Short-term vacation rental This property is overpriced by 89.9% compared to its fair value of €523,833, likely limiting its appeal in the competitive short-term rental market. With a gross yield of just 1.4%, this investment does not align with typical return expectations for vacation rentals in desirable locations like Armação de Pêra. Buy-and-hold At €995,000, the property is significantly overpriced, which diminishes the potential for future appreciation and steady returns over time. The current yield of 1.4% suggests a lack of attractive cash flow, making a buy-and-hold strategy less viable in this scenario. Family rental Priced at €995,000, this apartment is overpriced and unlikely to attract families seeking long-term rental options in a neighborhood that scores only 70/100 for quality. A gross yield of 1.4% further indicates that the investment is not providing a compelling value proposition for family tenants, making it a less desirable option in this category.
Economic Volatility Risk The economic stability score of 60/100 suggests potential vulnerability to economic downturns, which could negatively impact rental demand and income stability.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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