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, 4-bathroom penthouse of 369 m² on the 2nd floor, built in 2025, energy rating A. Located on rua de Vale do Milho, 2, Lagoa e Carvoeiro parish, Lagoa municipality, Faro district. This penthouse features exclusive rooftop terraces with an outdoor kitchen and heated infinity pool, offering unparalleled panoramic views and luxurious leisure spaces.
The valuation. The asking price of €2,000,000 exceeds the fair value of €1,516,050 by €483,950 (31.9%), indicating it is overpriced. Such a discrepancy warrants careful consideration before proceeding.
Fair value modelled at €1,516,050 from 6 comparable sales in the area. Asking €2,000,000 sits €483,950 (31.9%) above — overpriced versus fair value.
Asking €2,000,000 versus the rua de Vale do Milho, 2 area baseline of €1,169,777 (€3,170/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 85/100 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 €1,169,777, adjusted for condition and micro-location, gives a modelled fair value of €1,516,050 (€4,109/m²), a €483,950 (31.9%) gap versus the €2,000,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua de Vale do Milho, 2 | Subject | €2,000,000 | €5,420 | — | 93 | 73 |
| Lagoa e Carvoeiro · 101b0c | Active | €450,000 | €4,412 | 18.6% | 80 | 73 |
| Lagoa e Carvoeiro · 3893e8 | Active | €430,000 | €4,725 | 12.8% | 74 | 71 |
| rua de Vale do Milho S / N | Active | €430,000 | €3,805 | 29.8% | 76 | 70 |
| urbanização Clube Golfmar | Active | €430,000 | €2,756 | 49.1% | 74 | 71 |
| Median comp | €430,000 | €4,109 | 24.2% | 75 | 71 |
Short-term vacation rental The €2,000,000 listing for this penthouse is significantly above its fair value of €1,516,050, indicating a 31.9% markup. Despite the attractive location in the tourist-heavy Algarve, the zero gross yield highlights that this property may not justify its current price for short-term rental potential. Family rental Listing at €2,000,000 presents a considerable gap from the fair value of €1,516,050, showcasing a 31.9% overpricing of the asset. The property’s quality rating of 85/100 is appealing, but the high listing price diminishes its attractiveness as a long-term family rental investment. Buy-and-hold At €2,000,000, this property is priced 31.9% above its fair value of €1,516,050, making it overpriced in the context of a buy-and-hold strategy. Although the neighbourhood shows decent ratings for amenities and tenant quality, the lack of gross yield further questions the viability of acquiring this property as a long-term investment.
Economic Sensitivity The property is exposed to economic fluctuations, considering a moderate economic stability score of 65/100 which may impact rental income and tenant retention.
Contributions are public and shown with the author's name and role. Links posted by users are not endorsed by Private Markets.
Log in to continue
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.
Log in to buy the report or use a credit
