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, 1-bathroom apartment of 147 m² on the 1st floor, energy rating E. Located on ladeira de Nora, Alvor parish, Portimão municipality, Faro district. Noteworthy Feature: The apartment boasts a spacious terrace with unobstructed views, enhancing its appeal for leisure and socializing in a tranquil environment. Additional Note: Situated in a building with only four apartments, it ensures privacy and a calm atmosphere.
The valuation. The asking price of €395,000 sits €28,195 (6.7%) below the fair value of €423,195. This indicates that the property is fairly priced within the current market conditions.
Fair value modelled at €423,195 from 6 comparable sales in the area. Asking €395,000 sits €28,195 (6.7%) below — the upside to fair value.
Asking €395,000 versus the ladeira de Nora area baseline of €413,224 (€2,811/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 68/100 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 €413,224, adjusted for condition and micro-location, gives a modelled fair value of €423,195 (€2,879/m²), a €28,195 (6.7%) gap versus the €395,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| ladeira de Nora | Subject | €395,000 | €2,687 | — | 63 | 78 |
| Alvor · 875031 | Active | €349,000 | €2,837 | 5.6% | 68 | 81 |
| Alvor · 0c05ac | Active | €275,000 | €3,438 | 27.9% | 75 | 80 |
| Alvor · 5b85b9 | Active | €390,000 | €2,191 | 18.5% | 65 | 75 |
| Alvor · 2cdf42 | Active | €390,000 | €2,191 | 18.5% | 54 | 63 |
| Median comp | €369,500 | €2,514 | 6.4% | 67 | 78 |
Short-term vacation rental The property offers a gross yield of 4.7% in a sought-after tourist region; however, the fair value is only 6.7% above the asking price, indicating it’s priced appropriately in a competitive market. Seasonality may affect income potential, making it essential to assess occupancy rates during off-peak months. Long-term rental With a reasonable yield of 4.7%, this apartment is well-positioned in the Algarve for long-term rental, attracting steady tenant demand due to its favorable neighborhood rating of 78/100. However, the slight gap to fair value suggests that while it is a viable option, there may be limited room for significant price appreciation. Buy-and-hold The apartment holds potential as a buy-and-hold investment given its location in a tourist-heavy area, yet its fair value alignment implies that the current price reflects its true worth. Investors should be cautious, as future returns might be constrained and influenced by local economic conditions and tourism trends.
Tenant turnover risk High tenant turnover could be a concern as the tenant stability score of 78/100 indicates moderate risk, potentially leading to increased vacancy rates and costs associated with re-leasing.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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