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 38 m² on the 2nd floor, built in 1984, energy rating C. Located on rua Engenheiro Francisco Bívar, 3, Portimão parish, Portimão municipality, Faro district. The property features a spacious mezzanine bedroom and two balconies, enhancing natural light and outdoor space in a vibrant beachside location.
The valuation. The asking price of €210,000 is above the fair value of €187,724, indicating that the property is overpriced by €22,276 or 11.9%. This discrepancy suggests that potential buyers may need to negotiate significantly. Buy-to-flip angle. With the property in a condition rated 70/100, a renovation could enhance its appeal, allowing for a resale at a premium in the tourist-heavy Algarve market. Targeting an improved sale price can capitalize on seasonal demand. Buy-to-let angle. The estimated rental income of €805/month yields a 4.6% return, making it attractive for long-term investors. This income potential is supported by the location's desirability for both seasonal tourists and long-term tenants.
Fair value modelled at €187,724 from 6 comparable sales in the area. Asking €210,000 sits €22,276 (11.9%) above — overpriced versus fair value.
Asking €210,000 versus the rua Engenheiro Francisco Bívar, 3 area baseline of €176,143 (€4,635/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 €176,143, adjusted for condition and micro-location, gives a modelled fair value of €187,724 (€4,940/m²), a €22,276 (11.9%) gap versus the €210,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua Engenheiro Francisco Bívar, 3 | Subject | €210,000 | €5,526 | — | 62 | 75 |
| avenida Tomás Cabreira | Active | €349,900 | €4,604 | 16.7% | 65 | 72 |
| avenida das Comunidades Lusíadas | Active | €250,000 | €4,902 | 11.3% | 72 | 73 |
| Portimão · 1440d2 | Active | €475,000 | €8,796 | 59.2% | 70 | 74 |
| Portimão · 82c682 | Active | €229,000 | €4,978 | 9.9% | 75 | 74 |
| Median comp | €299,950 | €4,940 | 10.6% | 71 | 74 |
Short-term vacation rental This property may not be an ideal choice for short-term vacation rental investors due to its overpriced listing at €210,000, which is 11.9% above the fair value of €187,724. Given the seasonal tourism influence and a gross yield of only 4.6%, the potential for profit is limited, making this investment less attractive. Long-term rental Investing in a long-term rental strategy for this property may also be less favorable since the asking price reflects an 11.9% premium over the fair value. Although tenant quality is decent, the economic stability impacted by seasonal tourism raises concerns about consistent cash flow. Buy-and-hold While holding onto the property for future appreciation might seem attractive, the significant pricing gap indicates overvaluation at €210,000 compared to the fair value of €187,724. This strategy could lead to prolonged holding periods with subdued returns, especially given the current gross yield of 4.6%. Not ideal for This property is not suitable for student housing or the luxury market, given its overpriced status and average condition rating of 70/100. Additionally, a value-add renovation approach is unlikely to yield substantial returns when compared to the current market pricing.
Economic Downturn Risk With an economic stability score of 75/100, there is potential vulnerability to economic fluctuations that could impact rental income and tenant retention.
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