T3 flat in Rua da Pedra, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T3 flat in Rua da Pedra, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T3 flat in Rua da Pedra, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T3 flat in Rua da Pedra, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T3 flat in Rua da Pedra, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+apartmentbudget

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

Portimão · Western Algarve ·

€275,000

Asking Price (EUR)

12.5%

True Net Yield (Owner, all-in)

8.7%

True Net Yield (Managed, all-in)

19.3%

True Gross Yield

65%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% 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: €81,087/yr
Average Daily Rate: €339
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 4.1 years
5-yr Capital Value: €361,346
10-yr Capital Value: €439,633
Brixfox Score: 71.7 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 2 km

True Investment Cost

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

€421,022

+53.1% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation (est. €900/m² × 120 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€108,000
(€84,000–€132,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€421,022

Gross yield (asking price)

29.5%

True gross yield (all-in)

19.3%

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: 120 m²
Style: dated
Condition: needs-renovation
Year Built: 1988
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

corner display cabinetpatterned kitchen tiles

Score Breakdown

ROI
25
Visual Appeal
5.4
Ownership Security
13
Location
9.36
Land & Space
4.4
Rental Demand
6.55
Payback Speed
5
STR Suitability
3

Description

Spacious T3 in Pedra Mourinha – Portimão | Generous Areas, Excellent Solar Exposure This T3 is located in Pedra Mourinha, one of the fastest-growing areas of Portimão. Ideal for families seeking comfort, space, and quality construction. With 110 m² of usable area and 120 m² of gross area, this property stands out for i

Location

📍 37.1463°N, 8.5610°W

· Portimão, Algarve, Portugal

View on Unique Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

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

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

Grade B+ investment — short-term rental yields 20.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+25.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$68K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.7%
$5,160/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.8 yr
Rental only

Property details

Year built: 1988
Energy: F
Condition: needs-renovation

Description

Spacious T3 in Pedra Mourinha – Portimão | Generous Areas, Excellent Solar Exposure This T3 is located in Pedra Mourinha, one of the fastest-growing areas of Portimão. Ideal for families seeking comfort, space, and quality construction. With 110 m² of usable area and 120 m² of gross area, this property stands out for i

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$503/night
50% ($231)Brixfox estimate($503/night)200% ($925)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$61,926
Airbnb data$503/night · 65% occupancy
Rental income
$503/night · 65% occ.
$120,093
Running costs (20%)
Utilities, cleaning, maintenance
-$24,019
Income tax (10%)
Indonesian rental income tax
-$33,626
Property tax
Annual property tax
-$523
Net income
20.7% ROI
$61,926

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$298,913
IMT (transfer tax, investment schedule)$11,138
Imposto de Selo (stamp duty)$2,391
Notary & registration$1,359
Legal / due diligence$4,484
Total acquisition costs$19,372
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$117,391
($91,304–$143,478)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$457,633

Gross yield (asking)

40.2%

True gross yield (all-in)

26.2%

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.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$335K
+22%
Rental Income
+$302K
Total Position
$637K
+132%
18.3%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$653K
Total Position
$1.1M
+286%
14.4%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$1.5M
Total Position
$2.1M
+676%
10.8%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$2.7M
Total Position
$3.6M
+1210%
9.0%/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
20.7% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$462 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 20.7% — outperforms most villas in this market
Premium nightly rate of $462 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

45% occ.
19.4%
$4,822/mo
55% occ.
23.7%
$5,892/mo
65% occ.
28.0%
$6,962/mo
current
75% occ.
32.2%
$8,033/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.