T3 flat in Avenida Alto do Vau, Vau, Portimão
T3 flat in Avenida Alto do Vau, Vau, Portimão — image 2T3 flat in Avenida Alto do Vau, Vau, Portimão — image 3T3 flat in Avenida Alto do Vau, Vau, Portimão — image 4T3 flat in Avenida Alto do Vau, Vau, Portimão — image 5
Grade Bapartmentmid-range

T3 flat in Avenida Alto do Vau, Vau, Portimão

Portimão · Western Algarve ·

€640,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,337/yr
Average Daily Rate: €310
-8.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 37.0 years
5-yr Capital Value: €741,935
10-yr Capital Value: €860,106
Brixfox Score: 55.9 / 100
Comparable Properties: 8
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€739,830

+15.6% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
Renovation (est. €55/m² × 232 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,760
(€6,960–€18,560)
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)€739,830

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.0%

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: 2
Building: 232 m²
Style: dated
Condition: good
Year Built: 1996
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areachildren's playgroundspacious living area

Score Breakdown

ROI
10.45
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.3
Payback Speed
1
STR Suitability
4

Description

Ref. 80-T3UM Premium Property. 4-room penthouse with a size - 232 m2, terrace -107 m2. In a gated community, with supermarket, restaurant, bars, gym, hairdresser, football field, tennis court, children's playground, swimming pools, 24-hour security and 50m from the Alto Golf course. Composed of: Entrance hall a la

Location

📍 37.1254°N, 8.5669°W

· Portimão, Algarve, Portugal

View on Alvarez Marinho | engenharia e imobiliária →Also on Idealista.pt
T3 flat in Avenida Alto do Vau, Vau, Portimão
Idealista.pt
Source verified

T3 flat in Avenida Alto do Vau, Vau, Portimão

Portimão · Western Algarve · Freehold · Ref BF-3094
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
232 m²
True net yield
2.7%
≈ $3,143/mo net after costs & tax
Brixfox Score 56 · B

Property details

Year built: 1996
Energy: D
Condition: good

Description

Ref. 80-T3UM Premium Property. 4-room penthouse with a size - 232 m2, terrace -107 m2. In a gated community, with supermarket, restaurant, bars, gym, hairdresser, football field, tennis court, children's playground, swimming pools, 24-hour security and 50m from the Alto Golf course. Composed of: Entrance hall a la

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$446/night
50% ($205)Brixfox estimate($446/night)200% ($821)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$25,862
Airbnb data$446/night · 33% occupancy
Rental income
$446/night · 33% occ.
$49,735
Running costs (20%)
Utilities, cleaning, maintenance
-$9,947
Income tax (10%)
Indonesian rental income tax
-$13,926
Property tax
Annual property tax
-$0
Net income
3.7% ROI
$25,862

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

2.7%

on all-in cost of $772,817

Scenario
Pre-tax
After-tax
Owner-managed
4.9%
4.3%
Fully-managed
3.3%
2.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

6.4%

Annual Revenue

$49,735

Income Tax / yr

$4,352

Payback

37 yrs

True All-In Cost
Asking price$695,652
IMT — transfer tax (non-resident 7.5%)$52,174
Stamp duty (0.8%)$5,565
Notary + registry$2,174
Legal$8,557
Furnishing + STR launch$8,696
All-in cost$772,817

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.7M$2.8M$1.8M$922K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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 21: 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
$779K
+22%
Rental Income
+$126K
Total Position
$905K
+41%
7.2%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$273K
Total Position
$1.2M
+91%
6.7%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$639K
Total Position
$2.0M
+219%
6.0%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.1M
Total Position
$3.2M
+401%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$411 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $411 — 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 3.7% 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.
4.9%
$2,851/mo
40% occ.
6.6%
$3,801/mo
33% occ.
5.4%
$3,133/mo
current
43% occ.
7.0%
$4,084/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$695,652
2.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.