T3 flat in Rua dos Morgados, 62, Malheiro - Belmonte - Ladeira do Vau, Portimão
Grade B+apartmentbudget

T3 flat in Rua dos Morgados, 62, Malheiro - Belmonte - Ladeira do Vau, Portimão

Portimão · Western Algarve ·

€270,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% 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: €39,963/yr
Average Daily Rate: €231
Payback Period: 8.4 years
5-yr Capital Value: €354,776
10-yr Capital Value: €431,639
Brixfox Score: 73.3 / 100
Comparable Properties: 26
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€313,552

+16.1% over asking

Asking price€270,000
IMT — Property transfer tax (investment schedule)€9,897
IS — Stamp duty (0.8%)€2,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,050
Total acquisition costs€17,357
Renovation (est. €55/m² × 109 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,995
(€3,270–€8,720)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€313,552

Gross yield (asking price)

14.8%

True gross yield (all-in)

12.7%

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: 3
Building: 109 m²
Style: dated
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.99
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.18
Rental Demand
4.74
Payback Speed
4
STR Suitability
3

Description

3-bedroom apartment with excellent areas and plenty of natural light, ideal for a private residence or investment, located in Quinta da Ouriva. The property is located on the third floor, without an elevator, and consists of three bedrooms (one en-suite), a large living room with great sun exposure, an equipped kitche

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T3 flat in Rua dos Morgados, 62, Malheiro - Belmonte - Ladeira do Vau, Portimão

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
109 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.1% net return annually.

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The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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%
+$66K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$2,464/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
9.9 yr
Rental only

Property details

Condition: good

Description

3-bedroom apartment with excellent areas and plenty of natural light, ideal for a private residence or investment, located in Quinta da Ouriva. The property is located on the third floor, without an elevator, and consists of three bedrooms (one en-suite), a large living room with great sun exposure, an equipped kitche

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$335/night
50% ($154)Brixfox estimate($335/night)200% ($615)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$29,567
Airbnb data$335/night · 47% occupancy
Rental income
$335/night · 47% occ.
$57,848
Running costs (20%)
Utilities, cleaning, maintenance
-$11,570
Income tax (10%)
Indonesian rental income tax
-$16,197
Property tax
Annual property tax
-$514
Net income
10.1% ROI
$29,567

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$293,478
IMT (transfer tax, investment schedule)$10,758
Imposto de Selo (stamp duty)$2,348
Notary & registration$1,359
Legal / due diligence$4,402
Total acquisition costs$18,866
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,516
($3,554–$9,478)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$340,817

Gross yield (asking)

19.7%

True gross yield (all-in)

17.0%

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.

$2.5M$1.9M$1.2M$624K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $270K
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
$328K
+22%
Rental Income
+$144K
Total Position
$473K
+75%
11.9%/yr
Year 10
Capital Value
$400K
+48%
Rental Income
+$312K
Total Position
$712K
+164%
10.2%/yr
Year 20
Capital Value
$592K
+119%
Rental Income
+$731K
Total Position
$1.3M
+390%
8.3%/yr
Year 30
Capital Value
$876K
+224%
Rental Income
+$1.3M
Total Position
$2.2M
+704%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$308 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $308 — 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 47% — 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.
8.6%
$2,094/mo
40% occ.
11.5%
$2,806/mo
47% occ.
13.6%
$3,332/mo
current
57% occ.
16.5%
$4,044/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.