T4 flat in Quinta da Malata, Portimão Cidade, Portimão
T4 flat in Quinta da Malata, Portimão Cidade, Portimão — image 2T4 flat in Quinta da Malata, Portimão Cidade, Portimão — image 3T4 flat in Quinta da Malata, Portimão Cidade, Portimão — image 4T4 flat in Quinta da Malata, Portimão Cidade, Portimão — image 5
Grade Aapartmentmid-range

T4 flat in Quinta da Malata, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€550,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €80,289/yr
Average Daily Rate: €539
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 8.5 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 77.1 / 100
Comparable Properties: 7
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€631,280

+14.8% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€631,280

Gross yield (asking price)

14.6%

True gross yield (all-in)

12.7%

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: 4
Bathrooms: 3
Building: 196 m²
Style: modern
Condition: excellent
Year Built: 2018
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

accent wall with abstract blue artmodern tripod floor lampbalcony with glass railing

Score Breakdown

ROI
24.94
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
5.92
Rental Demand
4.08
Payback Speed
4
STR Suitability
3

Description

This 4-bedroom apartment, with its North/South orientation, is located in the heart of Portimão, close to all amenities. With an area of 143.25 m² (or 196.15 m² in total), it is on the 3rd floor of a building with a lift and has the following layout: The entrance communicates with a corridor that gives access to all

Location

📍 37.1364°N, 8.5418°W

· Portimão, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Quinta da Malata, Portimão Cidade, Portimão

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

Grade A investment — short-term rental yields 10.0% 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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$135K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$4,987/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Year built: 2018
Energy: Not indicated
Condition: excellent

Description

This 4-bedroom apartment, with its North/South orientation, is located in the heart of Portimão, close to all amenities. With an area of 143.25 m² (or 196.15 m² in total), it is on the 3rd floor of a building with a lift and has the following layout: The entrance communicates with a corridor that gives access to all

Income Breakdown

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Nightly Rate (ADR)
$786/night
50% ($362)Brixfox estimate($786/night)200% ($1446)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$59,847
Airbnb data$786/night · 41% occupancy
Rental income
$786/night · 41% occ.
$117,103
Running costs (20%)
Utilities, cleaning, maintenance
-$23,421
Income tax (10%)
Indonesian rental income tax
-$32,789
Property tax
Annual property tax
-$1,046
Net income
10.0% ROI
$59,847

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$686,174

Gross yield (asking)

19.6%

True gross yield (all-in)

17.1%

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.

$5.1M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$292K
Total Position
$961K
+75%
11.8%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$631K
Total Position
$1.4M
+163%
10.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.5M
Total Position
$2.7M
+388%
8.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.6M
Total Position
$4.4M
+701%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$723 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

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $723 — 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 41% — 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.
9.9%
$4,933/mo
40% occ.
13.3%
$6,607/mo
current
41% occ.
13.5%
$6,744/mo
current
51% occ.
16.9%
$8,417/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.