T2 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T2 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T2 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T2 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T2 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T2 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€375,500

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

46%

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: €26,647/yr
Average Daily Rate: €157
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 17.4 years
5-yr Capital Value: €493,401
10-yr Capital Value: €600,298
Brixfox Score: 67.2 / 100
Comparable Properties: 42
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.

€428,107

+14.0% over asking

Asking price€375,500
IMT — Property transfer tax (investment schedule)€17,870
IS — Stamp duty (0.8%)€3,004
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,633
Total acquisition costs€27,757
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€428,107

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.2%

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: 2
Bathrooms: 2
Building: 197 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

louvered balcony doorsfluted kitchen cabinet accentsmarble-effect kitchen backsplash and countertop

Score Breakdown

ROI
16.64
Visual Appeal
12.6
Ownership Security
13
Location
9.36
Land & Space
5.94
Rental Demand
4.64
Payback Speed
2
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. Apartment with 95.95 m² of enclosed gross area and 100.75 m² of gross terrace a

Location

📍 37.1444°N, 8.5560°W

· Portimão, Algarve, Portugal

View on Nuris Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat, Vale Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$92K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,632/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.8 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. Apartment with 95.95 m² of enclosed gross area and 100.75 m² of gross terrace a

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$230/night
50% ($106)Brixfox estimate($230/night)200% ($424)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$19,589
Airbnb data$230/night · 46% occupancy
Rental income
$230/night · 46% occ.
$39,046
Running costs (20%)
Utilities, cleaning, maintenance
-$7,809
Income tax (10%)
Indonesian rental income tax
-$10,933
Property tax
Annual property tax
-$714
Net income
4.8% ROI
$19,589

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$408,152
IMT (transfer tax, investment schedule)$19,424
Imposto de Selo (stamp duty)$3,265
Notary & registration$1,359
Legal / due diligence$6,123
Total acquisition costs$30,171
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$465,334

Gross yield (asking)

9.6%

True gross yield (all-in)

8.4%

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.

$2.4M$1.8M$1.2M$597K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $376K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$457K
+22%
Rental Income
+$96K
Total Position
$553K
+47%
8.0%/yr
Year 10
Capital Value
$556K
+48%
Rental Income
+$207K
Total Position
$762K
+103%
7.3%/yr
Year 20
Capital Value
$823K
+119%
Rental Income
+$484K
Total Position
$1.3M
+248%
6.4%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$857K
Total Position
$2.1M
+453%
5.9%/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
4.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$212 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 $212 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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.
4.2%
$1,413/mo
40% occ.
5.6%
$1,903/mo
46% occ.
6.5%
$2,218/mo
current
56% occ.
8.0%
$2,709/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.