Detached house in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão
Detached house in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 2Detached house in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 3Detached house in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 4Detached house in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 5
Grade Bvillabudget

Detached house in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão

Portimão · Western Algarve ·

€389,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €19,712/yr
Average Daily Rate: €182
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 24.7 years
5-yr Capital Value: €511,140
10-yr Capital Value: €621,880
Brixfox Score: 57.5 / 100
Comparable Properties: 14
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€446,672

+14.8% over asking

Asking price€389,000
IMT — Property transfer tax (investment schedule)€18,950
IS — Stamp duty (0.8%)€3,112
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,835
Total acquisition costs€29,147
Renovation (est. €55/m² × 115 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,325
(€3,450–€9,200)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€446,672

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.4%

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: 115 m²
Land: 232 m²
Style: portuguese-traditional
Condition: good
Year Built: 1986
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.02
Visual Appeal
7.8
Ownership Security
13
Location
9.36
Land & Space
6.4
Rental Demand
2.97
Payback Speed
1
STR Suitability
3

Description

Stunning 3-bedroom villa located in Portimão, ideal for comfortable living. This welcoming villa, in a tranquil setting with discreet neighbors, provides privacy for its residents. Enjoy this wonderful Algarve villa, situated in a secluded area that is close to both the city center and the beaches, as well as all the

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Detached house in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão

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

Grade B investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$96K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$1,173/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.1 yr
Rental only

Property details

Year built: 1986
Energy: E
Condition: good

Description

Stunning 3-bedroom villa located in Portimão, ideal for comfortable living. This welcoming villa, in a tranquil setting with discreet neighbors, provides privacy for its residents. Enjoy this wonderful Algarve villa, situated in a secluded area that is close to both the city center and the beaches, as well as all the

Income Breakdown

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Nightly Rate (ADR)
$263/night
50% ($121)Brixfox estimate($263/night)200% ($484)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$14,070
Airbnb data$263/night · 30% occupancy
Rental income
$263/night · 30% occ.
$28,482
Running costs (20%)
Utilities, cleaning, maintenance
-$5,696
Income tax (10%)
Indonesian rental income tax
-$7,975
Property tax
Annual property tax
-$740
Net income
3.3% ROI
$14,070

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$422,826
IMT (transfer tax, investment schedule)$20,598
Imposto de Selo (stamp duty)$3,383
Notary & registration$1,359
Legal / due diligence$6,342
Total acquisition costs$31,682
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,875
($3,750–$10,000)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$483,339

Gross yield (asking)

6.7%

True gross yield (all-in)

5.9%

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.

$2.2M$1.6M$1.1M$540K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $389K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$473K
+22%
Rental Income
+$69K
Total Position
$542K
+39%
6.9%/yr
Year 10
Capital Value
$576K
+48%
Rental Income
+$148K
Total Position
$724K
+86%
6.4%/yr
Year 20
Capital Value
$852K
+119%
Rental Income
+$348K
Total Position
$1.2M
+209%
5.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$616K
Total Position
$1.9M
+383%
5.4%/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
Average
3.3% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$242 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
232 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $242 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.6%
$1,617/mo
current
40% occ.
6.2%
$2,177/mo
30% occ.
4.5%
$1,600/mo
current
40% occ.
6.1%
$2,159/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.