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 apartment of 95 m², built in 2024, energy rating D. Located on rua Frei Pedro de Sousa, 18, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The property includes approximately 43.5 m² of integral land, offering private outdoor space rarely available in this type of apartment configuration in Portimão.
The valuation. The asking price of €450,000 is significantly above its fair value of €306,295, indicating an overpriced status by €143,705 (46.9%). This discrepancy highlights the potential risks associated with acquiring this property.
Fair value modelled at €306,295 from 6 comparable sales in the area. Asking €450,000 sits €143,705 (46.9%) above — overpriced versus fair value.
Asking €450,000 versus the rua Frei Pedro de Sousa, 18 area baseline of €267,167 (€2,812/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €267,167, adjusted for condition and micro-location, gives a modelled fair value of €306,295 (€3,224/m²), a €143,705 (46.9%) gap versus the €450,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Frei Pedro de Sousa, 18 | Subject | €450,000 | €4,737 | — | 77 | 73 |
| Portimão · ba5a38 | Active | €310,000 | €3,827 | 19.2% | 74 | 73 |
| Portimão · 8ee704 | Active | €298,000 | €2,661 | 43.8% | 70 | 73 |
| Portimão · cfdd0f | Active | €370,000 | €3,426 | 27.7% | 70 | 75 |
| Portimão · 1e63d6 | Active | €353,000 | €2,942 | 37.9% | 74 | 73 |
| Median comp | €331,500 | €3,184 | 32.8% | 72 | 73 |
Short-term vacation rental The current listing price of €450,000 represents a 46.9% premium over the fair value of €306,295, pushing the potential yield to a modest 3% gross. Given the property's condition score of 76/100 and a neighbourhood rating of 73/100, it is unlikely to attract sufficient short-term rental demand to justify the high asking price. Buy-and-hold With the apartment priced at €450,000, it is clear that potential investors are facing a significant gap of 46.9% above fair value, which diminishes the long-term growth prospects. The meager 3% gross yield further suggests that holding this property could lead to suboptimal returns over time. Family rental The €450,000 asking price is 46.9% above the fair value of €306,295, indicating that this property may not be financially suitable for family rental arrangements. Additionally, while the neighbourhood is reasonably rated at 73/100, the limited yield of 3% suggests that families may seek better value elsewhere in the market.
Potential vacancy risk With an economic stability score of 65/100, there is a heightened risk of vacancies affecting cash flow, especially in economic downturns.
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