T3 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão
T3 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 2T3 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 3T3 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 4T3 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 5
Grade B+apartmentluxury

T3 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão

Portimão · Western Algarve ·

€887,500

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €56,357/yr
Average Daily Rate: €241
Payback Period: 19.5 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 65.4 / 100
Comparable Properties: 19
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.

€1.0M

+14.2% over asking

Asking price€887,500
IMT — Property transfer tax (investment schedule)€53,250
IS — Stamp duty (0.8%)€7,100
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,313
Total acquisition costs€74,913
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.6%

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: 3
Bathrooms: 3
Building: 390 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architectural designcommunal pool areaspacious balconiescontemporary interior decoropen-plan living

Score Breakdown

ROI
15.65
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
6.4
Payback Speed
2
STR Suitability
3

Description

We present this exclusive 3 bedroom flat in the prestigious gated community HORUS RESIDENCES, located between Praia da Rocha and Vau, in one of the most valued areas of Portimão. With more than 200 m², this 3-bedroom flat offers an ideal distribution for families, with three bathrooms, three large balconies and luxury

Location

📍 37.1272°N, 8.5484°W

· Portimão, Algarve, Portugal

View on Imojoy Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão

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

Grade B+ investment — short-term rental yields 4.2% 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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$218K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$3,416/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
23.5 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

We present this exclusive 3 bedroom flat in the prestigious gated community HORUS RESIDENCES, located between Praia da Rocha and Vau, in one of the most valued areas of Portimão. With more than 200 m², this 3-bedroom flat offers an ideal distribution for families, with three bathrooms, three large balconies and luxury

Income Breakdown

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Nightly Rate (ADR)
$352/night
50% ($162)Brixfox estimate($352/night)200% ($647)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$40,986
Airbnb data$352/night · 64% occupancy
Rental income
$352/night · 64% occ.
$82,066
Running costs (20%)
Utilities, cleaning, maintenance
-$16,413
Income tax (10%)
Indonesian rental income tax
-$22,979
Property tax
Annual property tax
-$1,688
Net income
4.2% ROI
$40,986

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$964,674
IMT (transfer tax, investment schedule)$57,880
Imposto de Selo (stamp duty)$7,717
Notary & registration$1,359
Legal / due diligence$14,471
Total acquisition costs$81,427
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,101,862

Gross yield (asking)

8.5%

True gross yield (all-in)

7.4%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $888K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$200K
Total Position
$1.3M
+44%
7.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$432K
Total Position
$1.7M
+97%
7.0%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.0M
Total Position
$3.0M
+233%
6.2%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.8M
Total Position
$4.7M
+426%
5.7%/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
4.2% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$323 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $323 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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

44% occ.
3.9%
$3,149/mo
54% occ.
4.8%
$3,898/mo
64% occ.
5.8%
$4,647/mo
current
74% occ.
6.7%
$5,395/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.