T3 flat, Coral do Vau, Vau, Portimão
T3 flat, Coral do Vau, Vau, Portimão — image 2T3 flat, Coral do Vau, Vau, Portimão — image 3T3 flat, Coral do Vau, Vau, Portimão — image 4T3 flat, Coral do Vau, Vau, Portimão — image 5
Grade B+apartmentmid-range

T3 flat, Coral do Vau, Vau, Portimão

Portimão · Western Algarve ·

€640,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

38%

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: €57,029/yr
Average Daily Rate: €411
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 21.1 years
5-yr Capital Value: €741,935
10-yr Capital Value: €860,106
Brixfox Score: 70 / 100
Comparable Properties: 10
Data Confidence: 76%
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)

8.9%

True gross yield (all-in)

7.7%

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: portuguese-traditional
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 outdoor terracesea viewawning for shadeoutdoor dining areasun loungers

Score Breakdown

ROI
17.25
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.8
Payback Speed
3
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

📍 37.1219°N, 8.5573°W

· Portimão, Algarve, Portugal

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

T3 flat, Coral do Vau, Vau, Portimão

Portimão · Western Algarve · Freehold · Ref BF-3919
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
232 m²
True net yield
4.8%
≈ $5,132/mo net after costs & tax
Brixfox Score 70 · 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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Nightly Rate (ADR)
$592/night
50% ($272)Brixfox estimate($592/night)200% ($1089)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$39,502
Airbnb data$592/night · 38% occupancy
Rental income
$592/night · 38% occ.
$75,965
Running costs (20%)
Utilities, cleaning, maintenance
-$15,193
Income tax (10%)
Indonesian rental income tax
-$21,270
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$39,502

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

4.8%

on all-in cost of $772,817

Scenario
Pre-tax
After-tax
Owner-managed
8.0%
7.1%
Fully-managed
5.6%
4.8%
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

9.8%

Annual Revenue

$75,965

Income Tax / yr

$6,647

Payback

21 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.

$4.4M$3.3M$2.2M$1.1M$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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$779K
+22%
Rental Income
+$193K
Total Position
$972K
+52%
8.7%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$417K
Total Position
$1.4M
+113%
7.9%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$977K
Total Position
$2.4M
+272%
6.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.7M
Total Position
$3.8M
+494%
6.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$544 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

Premium nightly rate of $544 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — 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.
6.5%
$3,779/mo
40% occ.
8.7%
$5,039/mo
38% occ.
8.3%
$4,786/mo
current
48% occ.
10.4%
$6,046/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
4.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.