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 36 m² on the 2nd floor, built in 1985, energy rating C. Located on rua Engenheiro Francisco Bívar, 3, Portimão parish, Portimão municipality, Faro district. Noteworthy Features: The apartment includes private parking, a significant advantage in the tourist-heavy Praia da Rocha area, and features a unique wooden mezzanine loft maximizing vertical space.
The valuation. The asking price of €210,000 is €39,529 (23.2%) above the fair value of €170,471, indicating that the property is overpriced and not a sound investment opportunity. Buy-to-flip angle. A potential resale strategy could capitalize on minor cosmetic upgrades, allowing for a flip at a higher price point in a favorable market within the tourist-driven area. Buy-to-let angle. The property can generate an estimated monthly rental income of €805, yielding a gross yield of 4.6%, appealing for long-term rental opportunities given the area's robust tourism and low crime rate.
Fair value modelled at €170,471 from 6 comparable sales in the area. Asking €210,000 sits €39,529 (23.2%) above — overpriced versus fair value.
Asking €210,000 versus the rua Engenheiro Francisco Bívar, 3 area baseline of €166,006 (€4,611/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 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 €166,006, adjusted for condition and micro-location, gives a modelled fair value of €170,471 (€4,735/m²), a €39,529 (23.2%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Francisco Bívar, 3 | Subject | €210,000 | €5,833 | — | 58 | 70 |
| avenida Tomás Cabreira | Active | €349,900 | €4,604 | 21.1% | 65 | 72 |
| Portimão · 15e0bc | Active | €199,000 | €6,030 | 3.4% | — | 73 |
| Portimão · 8936c2 | Active | €292,000 | €4,867 | 16.6% | 68 | 70 |
| Portimão · 82c88e | Active | €247,500 | €4,057 | 30.4% | 60 | 75 |
| Median comp | €269,750 | €4,736 | 18.8% | 65 | 73 |
Short-term vacation rental The 1-bed apartment in Portimão, listed at €210,000, is not an attractive option for short-term vacation rentals as it is currently priced 23.2% above its fair value of €170,471. While the area benefits from strong tourist activity, the gross yield of 4.6% does not justify the high entry cost. Long-term rental Investing in this property for long-term rental purposes is unappealing due to its overpriced listing at €210,000, which exceeds the fair value by 23.2%. The yield of 4.6% may not adequately compensate for the initial investment given the current market pricing. Buy-and-hold Acquiring this property as a buy-and-hold investment strategy is discouraged since it is overpriced at €210,000, while the fair value stands at €170,471, a 23.2% discrepancy. This elevated price undermines long-term appreciation potential and overall return on investment prospects.
Economic and Tenant Stability Risk: With both economic stability and tenant stability ratings at 65/100, there is a moderate risk of fluctuations in rental income and potential tenant turnover impacting overall financial performance.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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