T4 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T4 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T4 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T4 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T4 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T4 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€458,000

Asking Price (EUR)

8.0%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.3%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €67,223/yr
Average Daily Rate: €445
Payback Period: 8.5 years
5-yr Capital Value: €601,805
10-yr Capital Value: €732,188
Brixfox Score: 74.5 / 100
Comparable Properties: 8
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€544,569

+18.9% over asking

Asking price€458,000
IMT — Property transfer tax (investment schedule)€24,470
IS — Stamp duty (0.8%)€3,664
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,870
Total acquisition costs€36,254
Renovation (est. €55/m² × 223 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,265
(€6,690–€17,840)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,050
All-in investment (incl. renovation & furnishing)€544,569

Gross yield (asking price)

14.7%

True gross yield (all-in)

12.3%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 4
Building: 223 m²
Style: dated
Condition: good
Year Built: 2006
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large rooftop terracepanoramic city and sea views

Score Breakdown

ROI
24.96
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.14
Payback Speed
4
STR Suitability
3

Description

This T4 Duplex apartment is a true urban retreat in the center of Portimão, combining space, brightness, and comfort. Spread over two floors, the apartment offers four bedrooms, two of them en-suite, four bathrooms, a balcony, and two terraces, one about 40 m² and the other smaller, with a barbecue, both perfect for l

Location

📍 37.1424°N, 8.5503°W

· Portimão, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
223 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$113K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$4,162/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: good

Description

This T4 Duplex apartment is a true urban retreat in the center of Portimão, combining space, brightness, and comfort. Spread over two floors, the apartment offers four bedrooms, two of them en-suite, four bathrooms, a balcony, and two terraces, one about 40 m² and the other smaller, with a barbecue, both perfect for l

Income Breakdown

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Nightly Rate (ADR)
$647/night
50% ($298)Brixfox estimate($647/night)200% ($1190)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$49,942
Airbnb data$647/night · 41% occupancy
Rental income
$647/night · 41% occ.
$97,717
Running costs (20%)
Utilities, cleaning, maintenance
-$19,543
Income tax (10%)
Indonesian rental income tax
-$27,361
Property tax
Annual property tax
-$871
Net income
10.0% ROI
$49,942

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$497,826
IMT (transfer tax, investment schedule)$26,598
Imposto de Selo (stamp duty)$3,983
Notary & registration$1,359
Legal / due diligence$7,467
Total acquisition costs$39,407
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,332
($7,272–$19,391)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$591,923

Gross yield (asking)

19.6%

True gross yield (all-in)

16.5%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $458K
Capital appreciation
Property value growing at +4%/yr based on Portimão market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$557K
+22%
Rental Income
+$244K
Total Position
$801K
+75%
11.8%/yr
Year 10
Capital Value
$678K
+48%
Rental Income
+$527K
Total Position
$1.2M
+163%
10.2%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.2M
Total Position
$2.2M
+389%
8.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$2.2M
Total Position
$3.7M
+702%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$595 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $595 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.8%
$4,060/mo
40% occ.
13.1%
$5,437/mo
41% occ.
13.6%
$5,628/mo
current
51% occ.
16.9%
$7,005/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.