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.
2-bedroom, 1-bathroom apartment of 84 m², energy rating C. Located on beco José Ribeiro Lopes, Luz parish, Lagos municipality, Faro district. Noteworthy Features: The apartment boasts sea views of the stunning cliffs of Rocha Negra and easy pedestrian access to Praia da Luz and local amenities through a serene garden path.
The valuation. The asking price of €495,000 sits significantly above the fair value of €315,108, representing a difference of €179,892 (57.1%). As such, the property is considered overpriced in the current market.
Fair value modelled at €315,108 from 6 comparable sales in the area. Asking €495,000 sits €179,892 (57.1%) above — overpriced versus fair value.
Asking €495,000 versus the beco José Ribeiro Lopes area baseline of €305,641 (€3,639/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 76/100 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 €305,641, adjusted for condition and micro-location, gives a modelled fair value of €315,108 (€3,751/m²), a €179,892 (57.1%) gap versus the €495,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| beco José Ribeiro Lopes | Subject | €495,000 | €5,893 | — | 72 | 69 |
| beco José Ribeiro Lopes | Active | €569,900 | €3,275 | 44.4% | 85 | 68 |
| Luz · cc9a58 | Active | €569,900 | €3,275 | 44.4% | 80 | 76 |
| Luz · 831393 | Active | €569,900 | €3,275 | 44.4% | 84 | 75 |
| Luz · a8058b | Active | €465,000 | €4,227 | 28.3% | 72 | 65 |
| Median comp | €569,900 | €3,275 | 44.4% | 82 | 72 |
Short-term vacation rental The pricing of this property at €495,000 represents a significant gap of 57.1% from its fair value of €315,108, indicating it is overpriced for a vacation rental investment. With a gross yield of only 3.4%, this property presents limited financial attractiveness in the competitive short-term rental market. Buy-and-hold Investing in this asset at the current asking price does not align with a buy-and-hold strategy, given the substantial deviation from its fair value of €315,108 and the perceived neighborhood condition rating of 69/100. The expected long-term appreciation is jeopardized by the high initial investment of €495,000 relative to potential rental income. Family rental This property is not an ideal choice for a family rental strategy due to its overpriced listing at €495,000, significantly above its fair value of €315,108. The neighborhood scoring 69/100 suggests limitations in amenities and infrastructure for families, further decreasing its attractiveness for long-term occupancy by families.
Economic Vulnerability The economic stability score of 60/100 indicates a moderate risk of potential downturns, which could negatively affect property demand and rental income stability.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Login Required
Please log in or create an account to access this page.
No posts yet for this property.
Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
Sign in to buy the report or use a credit
