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, 2-bathroom apartment of 113 m² on the 2nd floor, built in 2024, energy rating A. Located on rua José Pinheiro e Rosa, Tavira (Santa Maria e Santiago) parish, Tavira municipality, Faro district. Noteworthy Features: This apartment benefits from a Local Accommodation license and has a proven rental history, achieving rates of €600 per night from five-star reviews.
The valuation. The asking price of €849,000 is significantly above the fair value of €471,320, marking a difference of €377,680 (80.1%). As such, the property is considered overpriced.
Fair value modelled at €471,320 from 6 comparable sales in the area. Asking €849,000 sits €377,680 (80.1%) above — overpriced versus fair value.
Asking €849,000 versus the rua José Pinheiro e Rosa area baseline of €355,783 (€3,149/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 €355,783, adjusted for condition and micro-location, gives a modelled fair value of €471,320 (€4,171/m²), a €377,680 (80.1%) gap versus the €849,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua José Pinheiro e Rosa | Subject | €849,000 | €7,513 | — | 82 | 55 |
| Tavira (Santa Maria e Santiago) · 3df546 | Active | €410,000 | €6,406 | 14.7% | 80 | 73 |
| Tavira (Santa Maria e Santiago) · f46c70 | Active | €740,000 | €3,957 | 47.3% | 82 | 61 |
| Tavira (Santa Maria e Santiago) · a8ed8c | Active | €573,000 | €4,940 | 34.3% | 74 | 57 |
| Tavira (Santa Maria e Santiago) · 4a42ec | Active | €949,000 | €4,333 | 42.3% | 80 | 57 |
| Median comp | €656,500 | €4,637 | 38.3% | 80 | 59 |
Short-term vacation rental The property at €849,000 is overpriced compared to its fair value of €471,320, indicating a significant gap of 80.1%. Given the gross yield of 1.9%, the current pricing does not support a viable return on investment for short-term vacation rentals in a rural location with seasonal employment. Buy-and-hold With a fair value of €471,320, acquiring the apartment for €849,000 makes it an unattractive long-term buy-and-hold investment, as it is overpriced by 80.1%. The lower yield of 1.9% further diminishes its appeal as a stable long-term asset in a neighborhood rated only 55/100. Value-add renovation Investing in value-add renovations for this property may seem appealing, yet at €849,000, it is significantly overpriced against its fair value of €471,320. The potential for appreciation is overshadowed by the current high pricing, resulting in an unsustainable investment opportunity that would require substantial upward price correction post-renovation.
Economic Vulnerability With an economic stability score of 45/100, there is a high likelihood of fluctuations in the rental income due to potential downturns in the local economy that could negatively impact tenant retention.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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