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, 1-bathroom apartment of 133 m² on the 1st floor, built in 1951, energy rating E. Located on rua da Oliveira, 39, São Gonçalo de Lagos parish, Lagos municipality, Faro district. Noteworthy Features: The property boasts a panoramic terrace with unobstructed views, alongside exquisite high ceilings and original herringbone parquet flooring, enhancing its historical charm and elegance.
The valuation. The asking price of €790,000 exceeds the fair value of €665,000 by €125,000 (18.8%). This disparity indicates that the property is overpriced in the current market conditions.
Fair value modelled at €665,000 from 5 comparable sales in the area. Asking €790,000 sits €125,000 (18.8%) above — overpriced versus fair value.
Asking €790,000 versus the rua da Oliveira, 39 area baseline of €651,260 (€4,897/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 75/100 is below the parish average, reducing 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 €651,260, adjusted for condition and micro-location, gives a modelled fair value of €665,000 (€5,000/m²), a €125,000 (18.8%) gap versus the €790,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua da Oliveira, 39 | Subject | €790,000 | €5,940 | — | 71 | 67 |
| São Gonçalo de Lagos · 76b469 | Active | €275,000 | €5,288 | 11.0% | 82 | 75 |
| São Gonçalo de Lagos · 33bc76 | Active | €425,000 | €5,000 | 15.8% | 75 | 71 |
| rua da Bela Vista | Active | €260,000 | €3,881 | 34.7% | 74 | 70 |
| São Gonçalo de Lagos · 3d98b9 | Active | €399,000 | €3,837 | 35.4% | 76 | 71 |
| Median comp | €337,000 | €4,441 | 25.2% | 76 | 71 |
Short-term vacation rental The property is overpriced, with a fair value of €665,000 compared to the listing price of €790,000, leading to an 18.8% gap that makes it a less attractive investment. Additionally, with a gross yield of 0% and a seasonal economic environment driven by tourism, potential short-term rental income is unlikely to compensate for the elevated purchase price. Buy-and-hold Investing in this property for the buy-and-hold strategy is not advisable due to its 18.8% premium over fair value, making it an expensive long-term commitment. The lack of rental yield and the dependency on seasonal tourism further reduce its appeal as a stable asset for appreciation over time. Long-term rental This property is priced at €790,000, which is significantly above the established fair value of €665,000, marking it as overpriced by 18.8%. Furthermore, the current gross yield of 0% suggests that holding this asset for long-term rental purposes would not generate positive cash flow in the face of its steep price tag.
Tenant turnover risk The tenant stability score of 65/100 indicates a moderate risk of turnover, which could lead to potential vacancy periods and increased costs associated with re-leasing the property.
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