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 duplex of 125 m² on the 4th floor, built in 2011, energy rating C. Located on urbanização Quinta João de Ourém, 11, Quelfes parish, Olhão municipality, Faro district. Private rooftop terrace features a plunge pool and pergola, creating a versatile leisure space for entertaining and relaxation with panoramic views of the Ria and surrounding landscape.
The valuation. The asking price of €650,000 sits significantly above its fair value of €431,250, reflecting a disparity of €218,750 (50.7%). Verdict: overpriced. Buy-to-flip angle. Reselling the duplex at a competitive market price would require strategically upgrading features to appeal to buyers while navigating the seasonal market to maximize returns. Buy-to-let angle. With an estimated gross yield of 2.3%, the rental income strategy focuses on securing long-term tenants or exploring short-term vacation rental opportunities driven by the area's tourism appeal.
Fair value modelled at €431,250 from 6 comparable sales in the area. Asking €650,000 sits €218,750 (50.7%) above — overpriced versus fair value.
Asking €650,000 versus the urbanização Quinta João de Ourém, 11 area baseline of €337,297 (€2,698/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 €337,297, adjusted for condition and micro-location, gives a modelled fair value of €431,250 (€3,450/m²), a €218,750 (50.7%) gap versus the €650,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| urbanização Quinta João de Ourém, 11 | Subject | €650,000 | €5,200 | — | 82 | 61 |
| avenida da República, 37 | Active | €490,000 | €4,375 | 15.9% | 75 | 67 |
| avenida da República, 89 | Active | €395,000 | €2,883 | 44.6% | 75 | 60 |
| Pechão · 483a58 | Active | €349,000 | €2,664 | 48.8% | 74 | 63 |
| Pechão · e8357d | Active | €410,000 | €4,141 | 20.4% | 79 | 62 |
| Median comp | €402,500 | €3,512 | 32.5% | 75 | 63 |
Short-term vacation rental The current listing of €650,000 represents a significant premium compared to the fair value of €431,250, making it overpriced for short-term vacation rental opportunities. With a low yield of 2.3%, this property presents limited profitability potential in a market influenced by seasonal tourism. Long-term rental Despite the potential for long-term rental in a region with low crime and typical educational infrastructure, the property's high asking price makes it a less attractive investment. A gross yield of 2.3% is insufficient to justify the €650,000 listing, which is significantly above the fair value estimate. Buy-and-hold Investing in this property as a buy-and-hold strategy is not advisable due to its overpriced status at €650,000, which exceeds the estimated fair value by 50.7%. The limited gross yield of 2.3% further complicates any long-term investment strategy in a market that is strongly influenced by seasonal factors.
Weaker Economic Conditions The economic stability score of 55/100 suggests potential vulnerabilities in market conditions that could affect rental demand and property appreciation.
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