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 duplex of 98 m², energy rating F. Located Porches parish, Lagoa municipality, Faro district. This property features a large terrace with a barbecue area and offers stunning front sea views from both floors, enhancing its appeal for relaxation and entertainment.
The valuation. The asking price of €400,000 is significantly above the fair value of €359,287, resulting in a premium of €40,713 (11.3%). This valuation confirms the property is overpriced given current market conditions.
Fair value modelled at €359,287 from 6 comparable sales in the area. Asking €400,000 sits €40,713 (11.3%) above — overpriced versus fair value.
Asking €400,000 versus the Porches, Lagoa, Faro area baseline of €340,616 (€3,476/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 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 €340,616, adjusted for condition and micro-location, gives a modelled fair value of €359,287 (€3,666/m²), a €40,713 (11.3%) gap versus the €400,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Porches · e8355b | Subject | €400,000 | €4,082 | — | 72 | 71 |
| Porches · f14ba3 | Active | €334,000 | €3,374 | 17.3% | 70 | 77 |
| Armação de Pêra · 190891 | Active | €410,000 | €2,303 | 43.6% | 70 | 74 |
| Armação de Pêra · 133a68 | Active | €389,000 | €3,740 | 8.4% | 75 | 74 |
| Armação de Pêra · 133af1 | Active | €449,000 | €3,592 | 12.0% | 70 | 71 |
| Median comp | €399,500 | €3,483 | 14.7% | 70 | 74 |
Short-term vacation rental This property has a gross yield of 3.5%, indicating a less attractive return potential for short-term rental operations compared to typical market expectations. Given its 11.3% gap from fair value, it does not present an enticing entry point for this investment strategy. Buy-and-hold With a fair value of €359,287 versus the listing price of €400,000, this property is overpriced, suggesting limited long-term appreciation potential. The current condition rating of 75/100 further complicates its appeal as a buy-and-hold investment. Family rental Though the property could serve a family rental market, its pricing above fair value means it may not provide a sustainable cash flow or long-term value growth for potential landlords. Additionally, the neighbourhood score of 71/100 suggests it lacks some desirable family-oriented amenities, further diminishing its rental attractiveness.
Tenant turnover risk With both economic and tenant stability scores at 65/100, the property may experience higher tenant turnover, potentially impacting rental 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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