T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade Aapartmentluxury

T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€630,000

Asking Price (EUR)

10.4%

True Net Yield (Owner, all-in)

7.2%

True Net Yield (Managed, all-in)

16.0%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €117,476/yr
Average Daily Rate: €641
Payback Period: 6.5 years
5-yr Capital Value: €827,811
10-yr Capital Value: €1.0M
Brixfox Score: 79.8 / 100
Comparable Properties: 13
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€735,270

+16.7% over asking

Asking price€630,000
IMT — Property transfer tax (investment schedule)€38,230
IS — Stamp duty (0.8%)€5,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,450
Total acquisition costs€53,970
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)€735,270

Gross yield (asking price)

18.6%

True gross yield (all-in)

16.0%

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: 159 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

infinity-edge poollarge format sliding glass doorsminimalist white interiors

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
9.36
Land & Space
5.18
Rental Demand
5.02
Payback Speed
5
STR Suitability
3

Description

Apartment for sale, located in a building with an elevator, 3rd floor, in good condition. With a gross area of 159 m² and 135 m² of usable space, this dwelling offers a practical organization of spaces and excellent sun exposure (North, South, East, and West orientation). Layout and features - Three spacious bedrooms,

Location

📍 37.1473°N, 8.5641°W

· Portimão, Algarve, Portugal

View on ERA Portimão/Praia da Rocha →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

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

Grade A investment — short-term rental yields 13.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+18.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$155K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.1%
$7,476/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
7.6 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

Apartment for sale, located in a building with an elevator, 3rd floor, in good condition. With a gross area of 159 m² and 135 m² of usable space, this dwelling offers a practical organization of spaces and excellent sun exposure (North, South, East, and West orientation). Layout and features - Three spacious bedrooms,

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$953/night
50% ($439)Brixfox estimate($953/night)200% ($1754)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$89,706
Airbnb data$953/night · 50% occupancy
Rental income
$953/night · 50% occ.
$174,816
Running costs (20%)
Utilities, cleaning, maintenance
-$34,963
Income tax (10%)
Indonesian rental income tax
-$48,949
Property tax
Annual property tax
-$1,198
Net income
13.1% ROI
$89,706

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$684,783
IMT (transfer tax, investment schedule)$41,554
Imposto de Selo (stamp duty)$5,478
Notary & registration$1,359
Legal / due diligence$10,272
Total acquisition costs$58,663
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$799,207

Gross yield (asking)

25.5%

True gross yield (all-in)

21.9%

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.

$6.9M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $630K
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 7: 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
$766K
+22%
Rental Income
+$438K
Total Position
$1.2M
+91%
13.8%/yr
Year 10
Capital Value
$933K
+48%
Rental Income
+$946K
Total Position
$1.9M
+198%
11.5%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$2.2M
Total Position
$3.6M
+471%
9.1%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$3.9M
Total Position
$6.0M
+848%
7.8%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$877 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

High rental yield at 13.1% — outperforms most villas in this market
Premium nightly rate of $877 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
10.6%
$6,037/mo
40% occ.
14.1%
$8,067/mo
50% occ.
17.7%
$10,097/mo
current
60% occ.
21.3%
$12,127/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.