T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+apartmentluxury

T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€630,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

28%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €64,794/yr
Average Daily Rate: €636
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 12.0 years
5-yr Capital Value: €827,811
10-yr Capital Value: €1.0M
Brixfox Score: 71.6 / 100
Comparable Properties: 4
Data Confidence: 56%
Search Radius: 2 km

True Investment Cost

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

€732,770

+16.3% over asking

Asking price€630,000
IMT — Property transfer tax (investment schedule)€38,230
IS — Stamp duty (0.8%)€5,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,450
Total acquisition costs€53,970
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€732,770

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.8%

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
Bathrooms: 2
Building: 159 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

layered facade balconiesintegrated kitchen appliancesminimalist kitchen design

Score Breakdown

ROI
20.63
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
5.18
Rental Demand
2.79
Payback Speed
4
STR Suitability
3

Description

Presenting this modern 3-bedroom apartment, built in 2025, located on the 3rd and top floor (excluding the rooftop) of a contemporary condominium in Vale Lagar, Portimão. Never lived in, ready to move in and enjoy all the comfort. With 159m², the apartment features a wrap-around balcony facing East, South, and West, p

Location

📍 37.1453°N, 8.5645°W

· Portimão, Algarve, Portugal

View on Lux Home Algarve →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$155K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$4,013/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Presenting this modern 3-bedroom apartment, built in 2025, located on the 3rd and top floor (excluding the rooftop) of a contemporary condominium in Vale Lagar, Portimão. Never lived in, ready to move in and enjoy all the comfort. With 159m², the apartment features a wrap-around balcony facing East, South, and West, p

Income Breakdown

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Nightly Rate (ADR)
$931/night
50% ($428)Brixfox estimate($931/night)200% ($1713)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$48,157
Airbnb data$931/night · 28% occupancy
Rental income
$931/night · 28% occ.
$94,914
Running costs (20%)
Utilities, cleaning, maintenance
-$18,983
Income tax (10%)
Indonesian rental income tax
-$26,576
Property tax
Annual property tax
-$1,198
Net income
7.0% ROI
$48,157

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$684,783
IMT (transfer tax, investment schedule)$41,554
Imposto de Selo (stamp duty)$5,478
Notary & registration$1,359
Legal / due diligence$10,272
Total acquisition costs$58,663
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$796,489

Gross yield (asking)

13.9%

True gross yield (all-in)

11.9%

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.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $630K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$766K
+22%
Rental Income
+$235K
Total Position
$1.0M
+59%
9.7%/yr
Year 10
Capital Value
$933K
+48%
Rental Income
+$508K
Total Position
$1.4M
+129%
8.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.2M
Total Position
$2.6M
+308%
7.3%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$2.1M
Total Position
$4.2M
+559%
6.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$856 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $856 — 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 28% — 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.
10.2%
$5,846/mo
40% occ.
13.7%
$7,829/mo
28% occ.
9.5%
$5,436/mo
current
38% occ.
13.0%
$7,418/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.