House in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
House in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2House in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3House in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4House in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade B+villamid-range

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

Portimão · Western Algarve ·

€465,000

Asking Price (EUR)

11.1%

True Net Yield (Owner, all-in)

7.7%

True Net Yield (Managed, all-in)

17.1%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €94,439/yr
Average Daily Rate: €546
Payback Period: 6.1 years
5-yr Capital Value: €611,003
10-yr Capital Value: €743,379
Brixfox Score: 72.2 / 100
Comparable Properties: 11
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€552,725

+18.9% over asking

Asking price€465,000
IMT — Property transfer tax (investment schedule)€25,030
IS — Stamp duty (0.8%)€3,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,975
Total acquisition costs€36,975
Renovation (est. €55/m² × 240 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,200
(€7,200–€19,200)
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)€552,725

Gross yield (asking price)

20.3%

True gross yield (all-in)

17.1%

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: 4
Building: 240 m²
Land: 155 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white facade with balconiesarched entrywaytiled floors

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
9.36
Land & Space
3.34
Rental Demand
4.74
Payback Speed
5
STR Suitability
3

Description

I present this spectacular 4 bedroom villa located on Rua da Escola de Hotelaria in Portimão. With a total area of 240m², the property offers 4 bedrooms and 3 bathrooms, garage and backyard, perfect for a family in search of comfort and quiet location. This villa has two balconies for the different fronts, garage, air

Location

📍 37.1418°N, 8.5530°W

· Portimão, Algarve, Portugal

View on The PentHouse →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

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

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
240 m²
Land Plot
155 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 13.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+18.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$114K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.9%
$5,857/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
7.2 yr
Rental only

Property details

Year built: 1995
Energy: D
Condition: good

Description

I present this spectacular 4 bedroom villa located on Rua da Escola de Hotelaria in Portimão. With a total area of 240m², the property offers 4 bedrooms and 3 bathrooms, garage and backyard, perfect for a family in search of comfort and quiet location. This villa has two balconies for the different fronts, garage, air

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$791/night
50% ($364)Brixfox estimate($791/night)200% ($1455)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$70,287
Airbnb data$791/night · 47% occupancy
Rental income
$791/night · 47% occ.
$136,868
Running costs (20%)
Utilities, cleaning, maintenance
-$27,374
Income tax (10%)
Indonesian rental income tax
-$38,323
Property tax
Annual property tax
-$885
Net income
13.9% ROI
$70,287

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$505,435
IMT (transfer tax, investment schedule)$27,207
Imposto de Selo (stamp duty)$4,043
Notary & registration$1,359
Legal / due diligence$7,582
Total acquisition costs$40,190
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,348
($7,826–$20,870)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$598,614

Gross yield (asking)

27.1%

True gross yield (all-in)

22.9%

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.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $465K
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
$566K
+22%
Rental Income
+$343K
Total Position
$909K
+95%
14.3%/yr
Year 10
Capital Value
$688K
+48%
Rental Income
+$741K
Total Position
$1.4M
+207%
11.9%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.7M
Total Position
$2.8M
+493%
9.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$3.1M
Total Position
$4.6M
+886%
7.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$727 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
155 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 13.9% — outperforms most villas in this market
Premium nightly rate of $727 — 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.
11.8%
$4,977/mo
40% occ.
15.8%
$6,660/mo
47% occ.
18.8%
$7,911/mo
current
57% occ.
22.8%
$9,594/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.