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, 3-bathroom penthouse of 220 m², built in 2009, energy rating B. Located on rua das Forças Armadas, 926, Almancil parish, Loulé municipality, Faro district. This penthouse includes a rooftop terrace designed for entertaining, providing a unique vantage point for sunset views over the Atlantic Ocean.
The valuation. The asking price of €3,500,000 is significantly above the fair value of €2,288,034, representing an overvaluation of €1,211,966 (53.0%). This indicates that the property is overpriced, making it a poor investment opportunity.
Fair value modelled at €2,288,034 from 6 comparable sales in the area. Asking €3,500,000 sits €1,211,966 (53.0%) above — overpriced versus fair value.
Asking €3,500,000 versus the rua das Forças Armadas, 926 area baseline of €2,026,276 (€9,210/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 82/100 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 €2,026,276, adjusted for condition and micro-location, gives a modelled fair value of €2,288,034 (€10,400/m²), a €1,211,966 (53.0%) gap versus the €3,500,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua das Forças Armadas, 926 | Subject | €3,500,000 | €15,909 | — | — | 68 |
| avenida da Praia, 701 | Active | €2,995,000 | €11,980 | 24.7% | 85 | 75 |
| Almancil · 51ce43 | Active | €3,500,000 | €8,373 | 47.4% | 97 | 71 |
| Almancil · 3a7382 | Active | €1,075,000 | €9,773 | 38.6% | 79 | 74 |
| avenida da Praia | Active | €1,599,000 | €11,028 | 30.7% | 82 | 65 |
| Median comp | €2,297,000 | €10,401 | 34.6% | 84 | 73 |
Short-term vacation rental The property is priced at €3,500,000, which is 53.0% higher than the fair value of €2,288,034, making it an unattractive option for short-term vacation rentals. Additionally, with a gross yield of 0%, the potential for profitable returns in this strategy is severely compromised. Buy-and-hold At €3,500,000, this property is overvalued by 53.0% compared to its fair value of €2,288,034, indicating a poor choice for a long-term buy-and-hold investment. The low yield of 0% further underscores that holding this asset may not yield the expected financial benefits over time. Family rental With the current price set at €3,500,000, which exceeds the fair valuation of €2,288,034 by 53.0%, this 2-bed penthouse is unsuitable for family rental investments. The lack of cash flow due to a 0% yield suggests that families may find the property financially burdensome rather than appealing.
Increased vacancy risk With an economic stability score of 60/100, there is a heightened risk of lower tenant demand, potentially leading to increased vacancy rates.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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