House in Vau, Portimão
House in Vau, Portimão — image 2House in Vau, Portimão — image 3House in Vau, Portimão — image 4House in Vau, Portimão — image 5
Grade Avillaluxury

House in Vau, Portimão

Portimão · Western Algarve ·

€1.4M

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €143,411/yr
Average Daily Rate: €853
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 12.4 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 77.7 / 100
Comparable Properties: 8
Data Confidence: 80%
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

+16.2% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation (est. €55/m² × 535 m²)
Light touch-ups — paint, fixtures, deep clean.		€29,425
(€16,050–€42,800)
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)

9.9%

True gross yield (all-in)

8.5%

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: 5
Building: 535 m²
Land: 1194 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenmultiple terracesocean proximity

Score Breakdown

ROI
20.15
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
10.98
Rental Demand
4.61
Payback Speed
3
STR Suitability
3

Description

Just a 350-meter walk from the famous Praia do Vau beach with its golden sand and ochre-coloured cliffs background, this magnificent T4+2 villa not only offers an ocean view but also an access to a daily walk on one of the longest beaches in the Algarve. This rarely available gem was built on a double plot, with a poo

Location

📍 37.1224°N, 8.5640°W

· Portimão, Algarve, Portugal

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

House in Vau, Portimão

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
535 m²
Land Plot
1194 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$357K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$8,891/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
14.8 yr
Rental only

Property details

Energy: C
Condition: good

Description

Just a 350-meter walk from the famous Praia do Vau beach with its golden sand and ochre-coloured cliffs background, this magnificent T4+2 villa not only offers an ocean view but also an access to a daily walk on one of the longest beaches in the Algarve. This rarely available gem was built on a double plot, with a poo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,252/night
50% ($576)Brixfox estimate($1,252/night)200% ($2304)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$106,691
Airbnb data$1,252/night · 46% occupancy
Rental income
$1,252/night · 46% occ.
$210,479
Running costs (20%)
Utilities, cleaning, maintenance
-$42,096
Income tax (10%)
Indonesian rental income tax
-$58,934
Property tax
Annual property tax
-$2,758
Net income
6.8% ROI
$106,691

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$1,576,087
IMT (transfer tax, investment schedule)$118,207
Imposto de Selo (stamp duty)$12,609
Notary & registration$1,359
Legal / due diligence$23,641
Total acquisition costs$155,815
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$31,984
($17,446–$46,522)
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,829,266

Gross yield (asking)

13.4%

True gross yield (all-in)

11.5%

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.

$10.8M$8.1M$5.4M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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
$1.8M
+22%
Rental Income
+$521K
Total Position
$2.3M
+58%
9.5%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$1.1M
Total Position
$3.3M
+126%
8.5%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$2.6M
Total Position
$5.8M
+301%
7.2%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$4.7M
Total Position
$9.4M
+546%
6.4%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$1152 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1194 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1152 — positioned in the top tier
Generous 1194 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.9%
$7,767/mo
40% occ.
7.9%
$10,433/mo
46% occ.
9.2%
$12,048/mo
current
56% occ.
11.2%
$14,714/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.