Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+villabudget

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

Portimão · Western Algarve ·

€440,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €54,599/yr
Average Daily Rate: €318
-42.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 10.0 years
5-yr Capital Value: €578,153
10-yr Capital Value: €703,412
Brixfox Score: 68 / 100
Comparable Properties: 12
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€505,010

+14.8% over asking

Asking price€440,000
IMT — Property transfer tax (investment schedule)€23,030
IS — Stamp duty (0.8%)€3,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,600
Total acquisition costs€34,400
Renovation (est. €55/m² × 92 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,060
(€2,760–€7,360)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€505,010

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.8%

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: 2
Building: 92 m²
Land: 105 m²
Style: dated
Condition: good
Year Built: 1994

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

built-in shelving around fireplace

Score Breakdown

ROI
23.14
Visual Appeal
7.6
Ownership Security
13
Location
9.36
Land & Space
3.2
Rental Demand
4.7
Payback Speed
4
STR Suitability
3

Description

Located in the Vale do Lagar area, in Portimão, this T4 villa offers a tranquil and family-friendly environment, ideal for those looking to live in a quiet residential area with good access and proximity to essential services. Set on a plot of 105 m² with a construction area of 92.44 m², the villa features a functiona

Location

📍 37.1426°N, 8.5599°W

· Portimão, Algarve, Portugal

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

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

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
92 m²
Land Plot
105 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$108K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$3,366/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
11.8 yr
Rental only

Property details

Year built: 1994
Condition: good

Description

Located in the Vale do Lagar area, in Portimão, this T4 villa offers a tranquil and family-friendly environment, ideal for those looking to live in a quiet residential area with good access and proximity to essential services. Set on a plot of 105 m² with a construction area of 92.44 m², the villa features a functiona

Income Breakdown

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Nightly Rate (ADR)
$462/night
50% ($212)Brixfox estimate($462/night)200% ($850)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$40,388
Airbnb data$462/night · 47% occupancy
Rental income
$462/night · 47% occ.
$79,278
Running costs (20%)
Utilities, cleaning, maintenance
-$15,856
Income tax (10%)
Indonesian rental income tax
-$22,198
Property tax
Annual property tax
-$837
Net income
8.4% ROI
$40,388

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$478,261
IMT (transfer tax, investment schedule)$25,033
Imposto de Selo (stamp duty)$3,826
Notary & registration$1,359
Legal / due diligence$7,174
Total acquisition costs$37,391
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,500
($3,000–$8,000)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$546,750

Gross yield (asking)

16.6%

True gross yield (all-in)

14.5%

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$1.8M$919K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $440K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$535K
+22%
Rental Income
+$197K
Total Position
$733K
+66%
10.7%/yr
Year 10
Capital Value
$651K
+48%
Rental Income
+$426K
Total Position
$1.1M
+145%
9.4%/yr
Year 20
Capital Value
$964K
+119%
Rental Income
+$998K
Total Position
$2.0M
+346%
7.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.8M
Total Position
$3.2M
+626%
6.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$425 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
105 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $425 — 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 47% — 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.
7.2%
$2,879/mo
40% occ.
9.7%
$3,862/mo
47% occ.
11.4%
$4,554/mo
current
57% occ.
13.9%
$5,537/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.