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

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

Portimão · Western Algarve ·

€325,000

Asking Price (EUR)

11.6%

True Net Yield (Owner, all-in)

8.0%

True Net Yield (Managed, all-in)

17.9%

True Gross Yield

56%

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: €66,505/yr
Average Daily Rate: €327
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 6.0 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 71.4 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 2 km

True Investment Cost

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

€372,485

+14.6% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 86 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,730
(€2,580–€6,880)
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)€372,485

Gross yield (asking price)

20.5%

True gross yield (all-in)

17.9%

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: 3
Bathrooms: 2
Building: 86 m²
Style: dated
Condition: good
Year Built: 2005
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
6.8
Ownership Security
13
Location
9.36
Land & Space
3.72
Rental Demand
5.57
Payback Speed
5
STR Suitability
3

Description

This welcoming 3-bedroom apartment, located in the peaceful Quinta dasOliveiras in Portimão, offers a tranquil and very practical environment foreveryday life, with services and bus stops just minutes away.   Key highlights:   - Fully furnished, ready to move in  - Good interior spaces  - Elevated ground floor, ensurin

Location

📍 37.1428°N, 8.5606°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

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

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

Grade B+ investment — short-term rental yields 14.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+19.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$80K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$4,152/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
7.1 yr
Rental only

Property details

Year built: 2005
Energy: D
Condition: good

Description

This welcoming 3-bedroom apartment, located in the peaceful Quinta dasOliveiras in Portimão, offers a tranquil and very practical environment foreveryday life, with services and bus stops just minutes away.   Key highlights:   - Fully furnished, ready to move in  - Good interior spaces  - Elevated ground floor, ensurin

Income Breakdown

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Nightly Rate (ADR)
$477/night
50% ($220)Brixfox estimate($477/night)200% ($878)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$49,820
Airbnb data$477/night · 56% occupancy
Rental income
$477/night · 56% occ.
$96,997
Running costs (20%)
Utilities, cleaning, maintenance
-$19,399
Income tax (10%)
Indonesian rental income tax
-$27,159
Property tax
Annual property tax
-$618
Net income
14.1% ROI
$49,820

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,141
($2,804–$7,478)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$404,875

Gross yield (asking)

27.5%

True gross yield (all-in)

24.0%

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.

$3.7M$2.8M$1.9M$930K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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
$395K
+22%
Rental Income
+$243K
Total Position
$639K
+97%
14.5%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$525K
Total Position
$1.0M
+210%
12.0%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$1.2M
Total Position
$1.9M
+498%
9.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$2.2M
Total Position
$3.2M
+895%
8.0%/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
14.1% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$439 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.1% — outperforms most villas in this market
Premium nightly rate of $439 — 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 56% — 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

36% occ.
12.1%
$3,574/mo
46% occ.
15.6%
$4,591/mo
56% occ.
19.0%
$5,607/mo
current
66% occ.
22.5%
$6,623/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.