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

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

Portimão · Western Algarve ·

€620,000

Asking Price (EUR)

20.4%

True Net Yield (Owner, all-in)

15.1%

True Net Yield (Managed, all-in)

23.3%

True Gross Yield

67%

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: €164,116/yr
Average Daily Rate: €673
Payback Period: 5.9 years
5-yr Capital Value: €718,750
10-yr Capital Value: €833,228
Brixfox Score: 79.2 / 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.

€705,640

+13.8% over asking

Asking price€620,000
IMT — Property transfer tax (investment schedule)€37,430
IS — Stamp duty (0.8%)€4,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,300
Total acquisition costs€52,940
Renovation€0 — move-in ready
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)€705,640

Gross yield (asking price)

26.5%

True gross yield (all-in)

23.3%

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: 3
Building: 203 m²
Style: contemporary
Condition: excellent
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchenmodern kitchen with islandbalcony with viewscommunal pool

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
6.86
Payback Speed
5
STR Suitability
4

Description

Exclusive 3-Bedroom Penthouse with a Private Terrace of 119 m², Sea View and Panoramic Views. This extraordinary 3-bedroom penthouse combines contemporary elegance and a truly Mediterranean lifestyle. The highlight is its impressive 119 m² private terrace, a rare and privileged space offering panoramic views of the se

Location

📍 37.1462°N, 8.5610°W

· Portimão, Algarve, Portugal

View on eXp Global Portugal →Also on Idealista.pt
Penthouse in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
Idealista.pt
Source verified

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

Portimão · Western Algarve · Freehold · Ref BF-3624
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
203 m²
True net yield
16.9%
≈ $16,400/mo net after costs & tax
Brixfox Score 79 · A

Property details

Year built: 2005
Energy: C
Condition: excellent

Description

Exclusive 3-Bedroom Penthouse with a Private Terrace of 119 m², Sea View and Panoramic Views. This extraordinary 3-bedroom penthouse combines contemporary elegance and a truly Mediterranean lifestyle. The highlight is its impressive 119 m² private terrace, a rare and privileged space offering panoramic views of the se

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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Customize your projections
Nightly Rate (ADR)
$967/night
50% ($445)Brixfox estimate($967/night)200% ($1780)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$116,683
Airbnb data$967/night · 69% occupancy
Rental income
$967/night · 69% occ.
$224,390
Running costs (20%)
Utilities, cleaning, maintenance
-$44,878
Income tax (10%)
Indonesian rental income tax
-$62,829
Property tax
Annual property tax
-$0
Net income
17.3% ROI
$116,683

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

Exact location

Net Yield · Fully-Managed · After Tax

16.9%

on all-in cost of $749,007

Scenario
Pre-tax
After-tax
Owner-managed
26.3%
23.6%
Fully-managed
19.5%
16.9%
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

30.0%

Annual Revenue

$224,390

Income Tax / yr

$19,634

Payback

6 yrs

True All-In Cost
Asking price$673,913
IMT — transfer tax (non-resident 7.5%)$50,543
Stamp duty (0.8%)$5,391
Notary + registry$2,174
Legal$8,289
Furnishing + STR launch$8,696
All-in cost$749,007

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$8.2M$6.1M$4.1M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $620K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$754K
+22%
Rental Income
+$570K
Total Position
$1.3M
+114%
16.4%/yr
Year 10
Capital Value
$918K
+48%
Rental Income
+$1.2M
Total Position
$2.1M
+247%
13.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$2.9M
Total Position
$4.2M
+584%
10.1%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$5.1M
Total Position
$7.1M
+1048%
8.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
17.3% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$890 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 17.3% — outperforms most villas in this market
Premium nightly rate of $890 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

49% occ.
17.8%
$10,017/mo
59% occ.
21.5%
$12,077/mo
69% occ.
25.2%
$14,137/mo
current
79% occ.
28.8%
$16,196/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
$673,913
16.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.