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.
3-bedroom, 3-bathroom villa of 243 m², built in 2002, energy rating C. Located Lagoa e Carvoeiro parish, Lagoa municipality, Faro district. Noteworthy Features: This villa features an expansive outdoor space with a private pool, lush gardens, and direct access to the prestigious Pestana Gramacho Golf Resort, enhancing its appeal for leisure and entertainment.
The valuation. The asking price of €1,100,000 is significantly above the fair value of €775,257, indicating an overpricing of €324,743 (41.9%). This suggests that the property may not represent a sound investment based on current market conditions.
Fair value modelled at €775,257 from 6 comparable sales in the area. Asking €1,100,000 sits €324,743 (41.9%) above — overpriced versus fair value.
Asking €1,100,000 versus the Lagoa e Carvoeiro, Lagoa, Faro area baseline of €653,526 (€2,689/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 80/100 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 €653,526, adjusted for condition and micro-location, gives a modelled fair value of €775,257 (€3,190/m²), a €324,743 (41.9%) gap versus the €1,100,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Lagoa e Carvoeiro · e835dc | Subject | €1,100,000 | €4,527 | — | 78 | 69 |
| Lagoa e Carvoeiro · 49b71c | Active | €130,000 | €1,083 | 76.1% | 80 | 60 |
| Lagoa e Carvoeiro · 911293 | Active | €110,000 | €1,158 | 74.4% | 74 | 64 |
| rua Depósito de Água | Active | €550,000 | €2,865 | 36.7% | 74 | 66 |
| Lagoa e Carvoeiro · 7cad05 | Active | €690,000 | €4,182 | 7.6% | 80 | 74 |
| Median comp | €340,000 | €2,012 | 55.6% | 77 | 65 |
Short-term vacation rental The property offers a gross yield of only 2.4%, which does not align with the premium pricing at €1,100,000, indicating it's overpriced for the vacation rental market. With a fair value of €775,257, the significant gap of 41.9% suggests that potential returns would not justify the investment in a competitive rental landscape. Long-term rental With a 2.4% gross yield and positioned in a neighborhood rated only 69/100, this property is overpriced for long-term investment purposes, yielding returns below market expectations. The fair value gap of 41.9% indicates that investors may struggle to find tenants willing to pay premium rents in a limited tenant quality environment. Buy-and-hold Although this villa is located in a desirable area of Lagoa with tourism appeal, the unjustified high listing price of €1,100,000 versus the fair value of €775,257 presents substantial risks as a buy-and-hold investment. A gap of 41.9% makes it difficult to realize a profitable exit strategy in an environment where property values may not rise significantly.
Economic Vulnerability A score of 60/100 in economic stability indicates potential risks due to moderate economic fluctuations that could impact rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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