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 120 m², built in 2024, energy rating B. Located on rua Bartolomeu Dias, 3, Armação de Pêra parish, Silves municipality, Faro district. This property features a stunning private terrace with panoramic views over the historic center, enhancing the indoor-outdoor living experience and ideal for sunset gatherings.
The valuation. The asking price of €925,000 is significantly above the fair value of €553,180, reflecting a discrepancy of €371,820 (67.2%). This property is considered overpriced according to the current market conditions.
Fair value modelled at €553,180 from 6 comparable sales in the area. Asking €925,000 sits €371,820 (67.2%) above — overpriced versus fair value.
Asking €925,000 versus the rua Bartolomeu Dias, 3 area baseline of €454,714 (€3,789/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 €454,714, adjusted for condition and micro-location, gives a modelled fair value of €553,180 (€4,610/m²), a €371,820 (67.2%) gap versus the €925,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Bartolomeu Dias, 3 | Subject | €925,000 | €7,708 | — | 82 | 62 |
| Alcantarilha e Pêra · b329ea | Active | €775,000 | €4,532 | 41.2% | 82 | 71 |
| Alcantarilha e Pêra · 00198e | Active | €920,000 | €5,750 | 25.4% | 70 | 71 |
| Alcantarilha e Pêra · 831419 | Active | €665,000 | €4,433 | 42.5% | 75 | 73 |
| rua António Mascarenhas Cochado, 2 | Active | €450,000 | €4,688 | 39.2% | 75 | 70 |
| Median comp | €720,000 | €4,610 | 40.2% | 75 | 71 |
Long-term rental The property is overpriced at €925,000, compared to a fair value of €553,180, leading to a significant 67.2% gap that undermines potential rental profitability. Additionally, the area's tenant quality and neighbourhood rating of 62/100 indicate limited demand, which negatively impacts occupancy rates and rental yield prospects. Short-term vacation rental With a listing price that is 67.2% above its fair value, this property is unlikely to generate a sustainable return on investment for short-term vacation rentals given the zero gross yield. Furthermore, the condition rating of 85/100 may not provide sufficient appeal to tourists when balanced against the high price point. Buy-and-hold Investing in this property for a buy-and-hold strategy is risky due to its significant overpricing at €925,000, which is substantially more than its fair value of €553,180. The low yield potential and inadequate rental market indicators suggest that this investment may not appreciate sufficiently over time to justify the inflated acquisition cost.
Tenant turnover risk A tenant stability score of 60 indicates a potential for higher turnover rates, which may lead to increased vacancy periods and costs associated with tenant acquisition.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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