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.
1-bedroom, 1-bathroom apartment of 69 m² on the 4th floor, built in 1989, energy rating F. Located on rua 17 de Julho, Vila Nova de Cacela parish, Vila Real de Santo António municipality, Faro district. Noteworthy Features: This apartment boasts a sunny balcony with views of the surrounding area, enhancing its appeal as a serene outdoor space just steps from the beach.
The valuation. The asking price of €280,000 sits €9,624 (3.6%) above the fair value of €270,376, indicating the property is priced at essentially fair value. This suggests a stable investment opportunity in a desirable area.
Fair value modelled at €270,376 from 6 comparable sales in the area. Asking €280,000 sits €9,624 (3.6%) above — overpriced versus fair value.
Asking €280,000 versus the rua 17 de Julho area baseline of €269,869 (€3,911/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 70/100 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 €269,869, adjusted for condition and micro-location, gives a modelled fair value of €270,376 (€3,918/m²), a €9,624 (3.6%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua 17 de Julho | Subject | €280,000 | €4,058 | — | 65 | 66 |
| urbanização Orlamar, 3 | Active | €355,000 | €4,733 | 16.6% | 58 | 56 |
| Vila Nova de Cacela · 86cbdd | Active | €320,000 | €4,051 | 0.2% | 75 | 46 |
| Altura · 4bbc8d | Active | €350,000 | €3,211 | 20.9% | 70 | 63 |
| avenida Manuel G. Rosa Mendes S / N | Active | €280,000 | €2,718 | 33.0% | 75 | 58 |
| Median comp | €335,000 | €3,631 | 10.5% | 73 | 57 |
Short-term vacation rental The property is situated in a location known for tourism, which could potentially attract short-term vacation rentals; however, with a yield of 2.9% gross and a fair value slightly lower than the listing price, it may not generate optimal returns. Given the current demand dynamics, the listing price reflects market conditions more closely aligned with fair value rather than a strong investment opportunity. Buy-and-hold While the property is priced fairly at €280,000, the potential for long-term appreciation is tempered by the modest yield of 2.9% and the average condition of the apartment. Investors may find that the moderate yield does not justify holding this asset for significant value growth in the current market. Family rental Purchase for family rentals may not be the most strategic choice given the neighborhood’s moderate rating and the property's average condition, suggesting limited appeal to families seeking quality housing. The fair value nature of the listing suggests that while it may attract tenants, it lacks attractive investment features to qualify as a solid family rental property.
Economic Risk The economic stability score of 60 indicates potential volatility in the market, which may affect tenant retention and rental income.
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