Detached house in Rua Vale de Lagar, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
Detached house in Rua Vale de Lagar, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2Detached house in Rua Vale de Lagar, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3Detached house in Rua Vale de Lagar, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4Detached house in Rua Vale de Lagar, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+villaluxury

Detached house in Rua Vale de Lagar, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€1.5M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €79,445/yr
Average Daily Rate: €504
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.4 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 69.2 / 100
Comparable Properties: 4
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+14.0% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.6%

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: 377 m²
Land: 540 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architecturelarge glass balconiesstone claddingprivate swimming pool

Score Breakdown

ROI
14.36
Visual Appeal
14.2
Ownership Security
13
Location
9.36
Land & Space
9.91
Rental Demand
4.32
Payback Speed
1
STR Suitability
3

Description

New Luxury V4 Villa (2024) with Heated Pool, Jacuzzi, and 5-Car Garage - Portimão, Vale Lagar / Bemposta. We present this exclusive new construction villa (2024) located in a privileged, quiet area with excellent access in Portimão - Vale Lagar / Bemposta. Property Highlights New villa from 2024 3 floors with excellen

Location

📍 37.1461°N, 8.5601°W

· Portimão, Algarve, Portugal

View on Tons D´Improviso Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Rua Vale de Lagar, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
377 m²
Land Plot
540 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$369K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$4,788/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.4 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

New Luxury V4 Villa (2024) with Heated Pool, Jacuzzi, and 5-Car Garage - Portimão, Vale Lagar / Bemposta. We present this exclusive new construction villa (2024) located in a privileged, quiet area with excellent access in Portimão - Vale Lagar / Bemposta. Property Highlights New villa from 2024 3 floors with excellen

Income Breakdown

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Nightly Rate (ADR)
$735/night
50% ($338)Brixfox estimate($735/night)200% ($1353)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$57,454
Airbnb data$735/night · 43% occupancy
Rental income
$735/night · 43% occ.
$115,975
Running costs (20%)
Utilities, cleaning, maintenance
-$23,195
Income tax (10%)
Indonesian rental income tax
-$32,473
Property tax
Annual property tax
-$2,853
Net income
3.5% ROI
$57,454

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$1,630,435
IMT (transfer tax, investment schedule)$122,283
Imposto de Selo (stamp duty)$13,043
Notary & registration$1,359
Legal / due diligence$24,457
Total acquisition costs$161,141
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,856,957

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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.

$8.5M$6.4M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$281K
Total Position
$2.1M
+40%
7.0%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$606K
Total Position
$2.8M
+88%
6.5%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.4M
Total Position
$4.7M
+214%
5.9%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$2.5M
Total Position
$7.4M
+392%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$677 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
540 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $677 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 540 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.3%
$4,459/mo
40% occ.
4.4%
$6,025/mo
43% occ.
4.8%
$6,528/mo
current
53% occ.
6.0%
$8,093/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.