House in Rua Vale de Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
House in Rua Vale de Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2House in Rua Vale de Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3House in Rua Vale de Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4House in Rua Vale de Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade Avillamid-range

House in Rua Vale de Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€567,500

Asking Price (EUR)

11.0%

True Net Yield (Owner, all-in)

7.6%

True Net Yield (Managed, all-in)

16.9%

True Gross Yield

49%

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 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €110,478/yr
Average Daily Rate: €623
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 6.4 years
5-yr Capital Value: €745,687
10-yr Capital Value: €907,242
Brixfox Score: 79 / 100
Comparable Properties: 12
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€652,583

+15.0% over asking

Asking price€567,500
IMT — Property transfer tax (investment schedule)€33,230
IS — Stamp duty (0.8%)€4,540
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,513
Total acquisition costs€47,533
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€652,583

Gross yield (asking price)

19.5%

True gross yield (all-in)

16.9%

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: 1
Building: 290 m²
Land: 251 m²
Style: modern
Condition: new-build
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchenlarge sliding glass doors to gardenkitchen island with seating

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
5.17
Rental Demand
4.86
Payback Speed
5
STR Suitability
3

Description

Contemporary 4-bedroom house, located in a privileged area of Portimão, more specifically in Vale de Lagar, a quiet and increasingly valued area, ideal for those seeking quality of life, proximity to services and easy access to main roads. Distributed over two floors, this house stands out for its modern and functiona

Location

📍 37.1421°N, 8.5617°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

House in Rua Vale de Lagar, Nn, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
290 m²
Land Plot
251 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 13.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+18.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$140K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.4%
$6,896/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
7.5 yr
Rental only

Property details

Energy: Not indicated
Condition: new-build

Description

Contemporary 4-bedroom house, located in a privileged area of Portimão, more specifically in Vale de Lagar, a quiet and increasingly valued area, ideal for those seeking quality of life, proximity to services and easy access to main roads. Distributed over two floors, this house stands out for its modern and functiona

Income Breakdown

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Nightly Rate (ADR)
$909/night
50% ($418)Brixfox estimate($909/night)200% ($1673)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$82,757
Airbnb data$909/night · 49% occupancy
Rental income
$909/night · 49% occ.
$161,224
Running costs (20%)
Utilities, cleaning, maintenance
-$32,245
Income tax (10%)
Indonesian rental income tax
-$45,143
Property tax
Annual property tax
-$1,079
Net income
13.4% ROI
$82,757

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$616,848
IMT (transfer tax, investment schedule)$36,120
Imposto de Selo (stamp duty)$4,935
Notary & registration$1,359
Legal / due diligence$9,253
Total acquisition costs$51,666
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$707,155

Gross yield (asking)

26.1%

True gross yield (all-in)

22.8%

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.

$6.3M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $568K
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 7: 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
$690K
+22%
Rental Income
+$404K
Total Position
$1.1M
+93%
14.0%/yr
Year 10
Capital Value
$840K
+48%
Rental Income
+$873K
Total Position
$1.7M
+202%
11.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$2.0M
Total Position
$3.3M
+480%
9.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$3.6M
Total Position
$5.5M
+863%
7.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$837 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
251 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.4% — outperforms most villas in this market
Premium nightly rate of $837 — 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 49% — 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.
11.1%
$5,718/mo
40% occ.
14.9%
$7,654/mo
49% occ.
18.1%
$9,315/mo
current
59% occ.
21.9%
$11,251/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.