T3 flat in Rua Padre Vitorino, 7, Portimão
T3 flat in Rua Padre Vitorino, 7, Portimão — image 2T3 flat in Rua Padre Vitorino, 7, Portimão — image 3T3 flat in Rua Padre Vitorino, 7, Portimão — image 4T3 flat in Rua Padre Vitorino, 7, Portimão — image 5
Grade Aapartmentmid-range

T3 flat in Rua Padre Vitorino, 7, Portimão

Portimão · Western Algarve ·

€449,500

Asking Price (EUR)

14.3%

True Net Yield (Owner, all-in)

9.9%

True Net Yield (Managed, all-in)

22.0%

True Gross Yield

63%

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: €114,103/yr
Average Daily Rate: €496
Payback Period: 4.9 years
5-yr Capital Value: €590,636
10-yr Capital Value: €718,599
Brixfox Score: 80.8 / 100
Comparable Properties: 13
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€517,579

+15.1% over asking

Asking price€449,500
IMT — Property transfer tax (investment schedule)€23,790
IS — Stamp duty (0.8%)€3,596
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,743
Total acquisition costs€35,379
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€517,579

Gross yield (asking price)

25.4%

True gross yield (all-in)

22.0%

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
Bathrooms: 3
Building: 176 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and dininglarge sliding glass doors to balcony/terracecommunal swimming pool

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
5.52
Rental Demand
6.3
Payback Speed
5
STR Suitability
3

Description

Vivarte consists of 30 apartments and its main features include a swimming pool, garage and private parking. The apartments are modern and well-equipped, with fully-equipped kitchens with fridge, oven, hob, extractor hood, built-in microwave, dishwasher and washing machine and dryer. All the rooms are air-conditioned

Location

📍 37.1428°N, 8.5410°W

· Portimão, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Rua Padre Vitorino, 7, Portimão

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

Grade A investment — short-term rental yields 17.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+22.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$111K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
17.4%
$7,075/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.8 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Vivarte consists of 30 apartments and its main features include a swimming pool, garage and private parking. The apartments are modern and well-equipped, with fully-equipped kitchens with fridge, oven, hob, extractor hood, built-in microwave, dishwasher and washing machine and dryer. All the rooms are air-conditioned

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$717/night
50% ($330)Brixfox estimate($717/night)200% ($1319)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$84,896
Airbnb data$717/night · 63% occupancy
Rental income
$717/night · 63% occ.
$164,905
Running costs (20%)
Utilities, cleaning, maintenance
-$32,981
Income tax (10%)
Indonesian rental income tax
-$46,174
Property tax
Annual property tax
-$855
Net income
17.4% ROI
$84,896

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$488,587
IMT (transfer tax, investment schedule)$25,859
Imposto de Selo (stamp duty)$3,909
Notary & registration$1,359
Legal / due diligence$7,329
Total acquisition costs$38,455
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$562,586

Gross yield (asking)

33.8%

True gross yield (all-in)

29.3%

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.

$5.9M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$415K
Total Position
$962K
+114%
16.4%/yr
Year 10
Capital Value
$665K
+48%
Rental Income
+$895K
Total Position
$1.6M
+247%
13.3%/yr
Year 20
Capital Value
$985K
+119%
Rental Income
+$2.1M
Total Position
$3.1M
+586%
10.1%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$3.7M
Total Position
$5.2M
+1051%
8.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$659 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

High rental yield at 17.4% — outperforms most villas in this market
Premium nightly rate of $659 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
16.0%
$6,496/mo
53% occ.
19.7%
$8,022/mo
63% occ.
23.5%
$9,548/mo
current
73% occ.
27.2%
$11,074/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.