T3 flat, Quinta das Oliveiras, 57, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T3 flat, Quinta das Oliveiras, 57, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T3 flat, Quinta das Oliveiras, 57, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T3 flat, Quinta das Oliveiras, 57, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T3 flat, Quinta das Oliveiras, 57, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade Aapartmentmid-range

T3 flat, Quinta das Oliveiras, 57, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€349,900

Asking Price (EUR)

9.1%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

14.0%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €58,533/yr
Average Daily Rate: €371
Payback Period: 7.4 years
5-yr Capital Value: €459,763
10-yr Capital Value: €559,372
Brixfox Score: 76.5 / 100
Comparable Properties: 18
Data Confidence: 76%
Search Radius: 3 km

True Investment Cost

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

€417,265

+19.3% over asking

Asking price€349,900
IMT — Property transfer tax (investment schedule)€15,822
IS — Stamp duty (0.8%)€2,799
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,249
Total acquisition costs€25,120
Renovation (est. €55/m² × 219 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,045
(€6,570–€17,520)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€417,265

Gross yield (asking price)

16.7%

True gross yield (all-in)

14.0%

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: 219 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched windowstone fireplaceornate chandelier

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.33
Payback Speed
5
STR Suitability
3

Description

3-bedroom apartment with spacious areas, excellent sun exposure, east/west facing, with a garage in a box of approximately 62 m2, located in a quiet residential urbanization. The Vila Paraíso urbanization, in Portimão, is a few minutes from all services and beaches. In the surrounding area, you can find a variety of a

Location

📍 37.1431°N, 8.5638°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat, Quinta das Oliveiras, 57, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

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

Grade A investment — short-term rental yields 11.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+16.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$86K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.5%
$3,631/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
8.7 yr
Rental only

Property details

Energy: C
Condition: good

Description

3-bedroom apartment with spacious areas, excellent sun exposure, east/west facing, with a garage in a box of approximately 62 m2, located in a quiet residential urbanization. The Vila Paraíso urbanization, in Portimão, is a few minutes from all services and beaches. In the surrounding area, you can find a variety of a

Income Breakdown

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Nightly Rate (ADR)
$539/night
50% ($248)Brixfox estimate($539/night)200% ($991)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$43,573
Airbnb data$539/night · 43% occupancy
Rental income
$539/night · 43% occ.
$85,074
Running costs (20%)
Utilities, cleaning, maintenance
-$17,015
Income tax (10%)
Indonesian rental income tax
-$23,821
Property tax
Annual property tax
-$666
Net income
11.5% ROI
$43,573

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$380,326
IMT (transfer tax, investment schedule)$17,198
Imposto de Selo (stamp duty)$3,042
Notary & registration$1,359
Legal / due diligence$5,705
Total acquisition costs$27,304
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,092
($7,141–$19,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$453,549

Gross yield (asking)

22.4%

True gross yield (all-in)

18.8%

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.

$3.5M$2.6M$1.7M$875K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 8: 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
$426K
+22%
Rental Income
+$213K
Total Position
$639K
+82%
12.8%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$460K
Total Position
$977K
+179%
10.8%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$1.1M
Total Position
$1.8M
+427%
8.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.9M
Total Position
$3.0M
+769%
7.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$496 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

High rental yield at 11.5% — outperforms most villas in this market
Premium nightly rate of $496 — 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 43% — 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.
10.7%
$3,386/mo
40% occ.
14.3%
$4,533/mo
43% occ.
15.5%
$4,907/mo
current
53% occ.
19.1%
$6,054/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.