T3 flat in Praceta das Gaivotas lote 10, Malheiro - Belmonte - Ladeira do Vau, Portimão
T3 flat in Praceta das Gaivotas lote 10, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 2T3 flat in Praceta das Gaivotas lote 10, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 3T3 flat in Praceta das Gaivotas lote 10, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 4T3 flat in Praceta das Gaivotas lote 10, Malheiro - Belmonte - Ladeira do Vau, Portimão — image 5
Grade B+apartmentmid-range

T3 flat in Praceta das Gaivotas lote 10, Malheiro - Belmonte - Ladeira do Vau, Portimão

Portimão · Western Algarve ·

€269,000

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

15.0%

True Gross Yield

61%

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: €48,408/yr
Average Daily Rate: €216
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 6.9 years
5-yr Capital Value: €353,462
10-yr Capital Value: €430,041
Brixfox Score: 70.6 / 100
Comparable Properties: 24
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.

€323,284

+20.2% over asking

Asking price€269,000
IMT — Property transfer tax (investment schedule)€9,827
IS — Stamp duty (0.8%)€2,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,035
Total acquisition costs€17,264
Renovation (est. €55/m² × 124 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,820
(€3,720–€9,920)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€323,284

Gross yield (asking price)

18.0%

True gross yield (all-in)

15.0%

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
Building: 124 m²
Land: 10 m²
Style: contemporary
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern kitchen cabinetry

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
0.27
Rental Demand
6.14
Payback Speed
5
STR Suitability
3

Description

This is your property! 3-bedroom apartment in Quinta da Ouriva with storage room and parking space. Here you are buying 3 independent units. Modern, fully equipped kitchen with balcony. Spacious living room with air conditioning. 3 bedrooms with wardrobes, one of which also has air conditioning. 2 bathrooms, one with a

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Praceta das Gaivotas lote 10, Malheiro - Belmonte - Ladeira do Vau, Portimão

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

Grade B+ investment — short-term rental yields 12.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+17.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$66K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.3%
$2,989/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.2 yr
Rental only

Property details

Condition: good

Description

This is your property! 3-bedroom apartment in Quinta da Ouriva with storage room and parking space. Here you are buying 3 independent units. Modern, fully equipped kitchen with balcony. Spacious living room with air conditioning. 3 bedrooms with wardrobes, one of which also has air conditioning. 2 bathrooms, one with a

Income Breakdown

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Nightly Rate (ADR)
$312/night
50% ($144)Brixfox estimate($312/night)200% ($575)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$35,872
Airbnb data$312/night · 61% occupancy
Rental income
$312/night · 61% occ.
$69,968
Running costs (20%)
Utilities, cleaning, maintenance
-$13,994
Income tax (10%)
Indonesian rental income tax
-$19,591
Property tax
Annual property tax
-$512
Net income
12.3% ROI
$35,872

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$292,391
IMT (transfer tax, investment schedule)$10,682
Imposto de Selo (stamp duty)$2,339
Notary & registration$1,359
Legal / due diligence$4,386
Total acquisition costs$18,765
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,413
($4,043–$10,783)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$351,396

Gross yield (asking)

23.9%

True gross yield (all-in)

19.9%

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.

$2.8M$2.1M$1.4M$702K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $269K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$327K
+22%
Rental Income
+$175K
Total Position
$502K
+87%
13.3%/yr
Year 10
Capital Value
$398K
+48%
Rental Income
+$378K
Total Position
$777K
+189%
11.2%/yr
Year 20
Capital Value
$589K
+119%
Rental Income
+$887K
Total Position
$1.5M
+449%
8.9%/yr
Year 30
Capital Value
$872K
+224%
Rental Income
+$1.6M
Total Position
$2.4M
+808%
7.6%/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
Strong
12.3% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$287 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
10 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.3% — outperforms most villas in this market
Premium nightly rate of $287 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
11.1%
$2,709/mo
51% occ.
13.8%
$3,374/mo
61% occ.
16.6%
$4,039/mo
current
71% occ.
19.3%
$4,704/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.