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.
6-bedroom, 5-bathroom penthouse of 495 m² on the 5th floor, built in 2002, energy rating C. Located on estrada da Rocha, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: This penthouse includes a wine cellar ideal for entertaining and elegant interior lighting enhancing its high-end finishes throughout the expansive living spaces.
The valuation. The asking price of €1,995,000 is significantly higher than the fair value of €1,124,325, representing an overvaluation of €870,675 (77.4%). This property is overpriced and does not offer a sound investment opportunity based on current valuations.
Fair value modelled at €1,124,325 from 6 comparable sales in the area. Asking €1,995,000 sits €870,675 (77.4%) above — overpriced versus fair value.
Asking €1,995,000 versus the estrada da Rocha area baseline of €774,562 (€1,565/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 86/100 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 €774,562, adjusted for condition and micro-location, gives a modelled fair value of €1,124,325 (€2,271/m²), a €870,675 (77.4%) gap versus the €1,995,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| estrada da Rocha | Subject | €1,995,000 | €4,030 | — | 94 | 71 |
| Portimão · 956d6e | Active | €649,900 | €1,873 | 53.5% | 76 | 74 |
| avenida São Lourenço da Barrosa, 1 | Active | €980,500 | €3,906 | 3.1% | 75 | 71 |
| urbanização Vale Franªa | Active | €425,000 | €2,297 | 43.0% | 73 | 71 |
| rua Padre Vitorino, 11 | Active | €860,000 | €2,245 | 44.3% | 80 | 71 |
| Median comp | €754,950 | €2,271 | 43.7% | 76 | 71 |
Long-term rental The 0% gross yield indicates that this property is unlikely to generate sufficient income for a long-term rental investment, given its significant price over the fair value. Additionally, the high gap of 77.4% from fair value further reinforces the notion that this investment lacks financial viability in the rental market. Short-term vacation rental The overpricing of this penthouse at €1,995,000 presents a substantial obstacle for short-term vacation rental success, especially when compared to its fair value of €1,124,325. With no expected gross yield and the high cost relative to market conditions, this strategy appears to be financially unfounded. Buy-and-hold Investing in this property as a buy-and-hold asset is problematic due to its price being a staggering 77.4% above the assessed fair value, making future appreciation unlikely. Given the 0% yield and the neighborhood’s moderate rating, this approach lacks long-term investment justification. Not ideal for: Student housing, Luxury market, Industrial investment
Economic Vulnerability The property has a moderate economic stability score of 65/100, indicating potential risks in sustaining rental income during economic downturns. Tenant Turnover Risk With a tenant stability score of 69/100, there is a moderate risk of tenant turnover affecting occupancy rates and rental revenue.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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