T1 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T1 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T1 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T1 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T1 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T1 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€370,500

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €19,486/yr
Average Daily Rate: €98
Payback Period: 23.8 years
5-yr Capital Value: €486,831
10-yr Capital Value: €592,305
Brixfox Score: 65.1 / 100
Comparable Properties: 42
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€417,242

+12.6% over asking

Asking price€370,500
IMT — Property transfer tax (investment schedule)€17,470
IS — Stamp duty (0.8%)€2,964
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,558
Total acquisition costs€27,242
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€417,242

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 1
Bathrooms: 2
Building: 170 m²
Style: contemporary
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern pendant lightingfluted cabinet detailsmarble-effect backsplashgeometric wardrobe design

Score Breakdown

ROI
14.25
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
5.4
Rental Demand
5.47
Payback Speed
1
STR Suitability
3

Description

DOMUS Residences - T2 and T3 Apartments for Sale in a Gated Community with Pool - Portimão. T1+1 apartment for sale, located in DOMUS Residence, in Portimão, with a modern and very functional solution, ideal for own housing or investment. It stands out for its spacious areas and, above all, for its two terraces, ideal

Location

📍 37.1444°N, 8.5560°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T1 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Inventory
1 Beds
Bathrooms
2 Baths
Built Area
170 m²
Land Plot
0 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 Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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%
+$91K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,162/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
28.9 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

DOMUS Residences - T2 and T3 Apartments for Sale in a Gated Community with Pool - Portimão. T1+1 apartment for sale, located in DOMUS Residence, in Portimão, with a modern and very functional solution, ideal for own housing or investment. It stands out for its spacious areas and, above all, for its two terraces, ideal

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$141/night
50% ($65)Brixfox estimate($141/night)200% ($260)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$13,942
Airbnb data$141/night · 55% occupancy
Rental income
$141/night · 55% occ.
$28,167
Running costs (20%)
Utilities, cleaning, maintenance
-$5,633
Income tax (10%)
Indonesian rental income tax
-$7,887
Property tax
Annual property tax
-$705
Net income
3.5% ROI
$13,942

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$402,717
IMT (transfer tax, investment schedule)$18,989
Imposto de Selo (stamp duty)$3,222
Notary & registration$1,359
Legal / due diligence$6,041
Total acquisition costs$29,611
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$453,524

Gross yield (asking)

7.0%

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.

$2.1M$1.6M$1.0M$521K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $371K
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 22: 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
$451K
+22%
Rental Income
+$68K
Total Position
$519K
+40%
7.0%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$147K
Total Position
$695K
+88%
6.5%/yr
Year 20
Capital Value
$812K
+119%
Rental Income
+$345K
Total Position
$1.2M
+212%
5.9%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$610K
Total Position
$1.8M
+389%
5.4%/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
Average
3.5% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$130 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

Freehold ownership — maximum long-term security

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

35% occ.
2.9%
$983/mo
45% occ.
3.8%
$1,284/mo
55% occ.
4.7%
$1,584/mo
current
65% occ.
5.6%
$1,885/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.