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, 1-bathroom apartment of 77 m² on the 5th floor, built in 1993, energy rating C. Located on rua Dom João II, Armação de Pêra parish, Silves municipality, Faro district. This property features a second-line sea view and modern finishes with high-quality Silestone countertops that blend functionality and elegance, ideal for both living and investment.
The valuation. The asking price of €347,500 sits €70,810 (25.6%) above the fair value of €276,690, deeming the property overpriced. A reconsideration of competitive listings may be necessary to align with market expectations.
Fair value modelled at €276,690 from 6 comparable sales in the area. Asking €347,500 sits €70,810 (25.6%) above — overpriced versus fair value.
Asking €347,500 versus the rua Dom João II area baseline of €219,938 (€2,856/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €219,938, adjusted for condition and micro-location, gives a modelled fair value of €276,690 (€3,593/m²), a €70,810 (25.6%) gap versus the €347,500 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Dom João II | Subject | €347,500 | €4,513 | — | 78 | 75 |
| rua das Caravelas | Active | €285,000 | €2,767 | 38.7% | 76 | 72 |
| Armação de Pêra · 15e397 | Active | €380,000 | €3,918 | 13.2% | 73 | 66 |
| rua das Caravelas | Active | €279,000 | €4,810 | 6.6% | 72 | 68 |
| rua João de Deus, 2S | Active | €340,000 | €3,269 | 27.6% | 73 | 72 |
| Median comp | €312,500 | €3,594 | 20.4% | 73 | 70 |
Short-term vacation rental The property in Armação de Pêra, listed at €347,500, is not a viable option for short-term vacation rentals given that it is overpriced by 25.6% compared to its fair value of €276,690. With a gross yield of only 3.3%, the investment returns do not align with the property’s high price tag in this highly competitive tourism market. Long-term rental At €347,500, the apartment is overpriced relative to its fair value of €276,690, presenting challenges for long-term rental strategies in a market where gross yields are only 3.3%. This property’s price does not reflect the potential rental income, making it less attractive for long-term tenancy options. Buy-and-hold Investing in this Armação de Pêra apartment at €347,500 is not recommended as it is overpriced by 25.6% against the fair value of €276,690, limiting the potential for appreciation over time. The low gross yield of 3.3% suggests that the buy-and-hold strategy could underperform relative to better-valued opportunities in the region.
Economic Vulnerability The property has a moderate economic stability score of 70/100, indicating potential exposure to economic downturns that could affect revenue stability and tenant retention.
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