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 ·

€375,500

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

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: €19,487/yr
Average Daily Rate: €98
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 24.1 years
5-yr Capital Value: €493,401
10-yr Capital Value: €600,298
Brixfox Score: 65.6 / 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.

€422,757

+12.6% 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 (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€422,757

Gross yield (asking price)

5.2%

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: 1
Bathrooms: 2
Building: 198 m²
Style: contemporary
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fluted kitchen cabinet panelsintegrated kitchen lightinggeometric pattern on doors and wardrobe

Score Breakdown

ROI
14.17
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
5.96
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. With 96.75 m² of enclosed gross area and 100.75 m² of gross terrace area, it is

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
198 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+8.3%
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
3.4%
$1,161/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
29.3 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. With 96.75 m² of enclosed gross area and 100.75 m² of gross terrace area, it is

Income Breakdown

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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
$13,933
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
-$714
Net income
3.4% ROI
$13,933

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
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$459,518

Gross yield (asking)

6.9%

True gross yield (all-in)

6.1%

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$1.1M$525K$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 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
$457K
+22%
Rental Income
+$68K
Total Position
$525K
+40%
6.9%/yr
Year 10
Capital Value
$556K
+48%
Rental Income
+$147K
Total Position
$703K
+87%
6.5%/yr
Year 20
Capital Value
$823K
+119%
Rental Income
+$344K
Total Position
$1.2M
+211%
5.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$610K
Total Position
$1.8M
+387%
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
3.4% 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 3.4% 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%
$982/mo
45% occ.
3.8%
$1,283/mo
55% occ.
4.7%
$1,584/mo
current
65% occ.
5.5%
$1,884/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.