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

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

Portimão · Western Algarve ·

€265,000

Asking Price (EUR)

10.5%

True Net Yield (Owner, all-in)

7.3%

True Net Yield (Managed, all-in)

16.2%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €54,700/yr
Average Daily Rate: €289
Payback Period: 5.9 years
5-yr Capital Value: €348,206
10-yr Capital Value: €423,646
Brixfox Score: 71.3 / 100
Comparable Properties: 7
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€337,092

+27.2% over asking

Asking price€265,000
IMT — Property transfer tax (investment schedule)€9,547
IS — Stamp duty (0.8%)€2,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,975
Total acquisition costs€16,892
Renovation (est. €350/m² × 100 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€35,000
(€25,000–€45,000)
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)€337,092

Gross yield (asking price)

20.6%

True gross yield (all-in)

16.2%

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: 100 m²
Style: dated
Condition: fair
Year Built: 1998
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
4
Rental Demand
5.18
Payback Speed
5
STR Suitability
3

Description

Excellent 3-bedroom apartment with a generous area, onthe first floor without elevator, located in a residential area in Vale deLagar, served by public transport, schools, supermarkets and cafes.   The apartment has the following layout:   - A small entrance hall, kitchen, laundry room, a generous living and dining ro

Location

📍 37.1417°N, 8.5587°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

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

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

Grade B+ investment — short-term rental yields 14.5% net return annually.

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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
+19.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$65K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.5%
$3,476/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.9 yr
Rental only

Property details

Year built: 1998
Energy: D
Condition: fair

Description

Excellent 3-bedroom apartment with a generous area, onthe first floor without elevator, located in a residential area in Vale deLagar, served by public transport, schools, supermarkets and cafes.   The apartment has the following layout:   - A small entrance hall, kitchen, laundry room, a generous living and dining ro

Income Breakdown

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Nightly Rate (ADR)
$429/night
50% ($198)Brixfox estimate($429/night)200% ($790)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$41,713
Airbnb data$429/night · 52% occupancy
Rental income
$429/night · 52% occ.
$81,186
Running costs (20%)
Utilities, cleaning, maintenance
-$16,237
Income tax (10%)
Indonesian rental income tax
-$22,732
Property tax
Annual property tax
-$504
Net income
14.5% ROI
$41,713

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$288,043
IMT (transfer tax, investment schedule)$10,377
Imposto de Selo (stamp duty)$2,304
Notary & registration$1,359
Legal / due diligence$4,321
Total acquisition costs$18,361
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$38,043
($27,174–$48,913)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$366,404

Gross yield (asking)

28.2%

True gross yield (all-in)

22.2%

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.

$3.1M$2.3M$1.5M$772K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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
$322K
+22%
Rental Income
+$204K
Total Position
$526K
+99%
14.7%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$440K
Total Position
$832K
+214%
12.1%/yr
Year 20
Capital Value
$581K
+119%
Rental Income
+$1.0M
Total Position
$1.6M
+508%
9.4%/yr
Year 30
Capital Value
$860K
+224%
Rental Income
+$1.8M
Total Position
$2.7M
+913%
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
14.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$395 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 14.5% — outperforms most villas in this market
Premium nightly rate of $395 — 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 52% — 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

32% occ.
11.9%
$2,865/mo
42% occ.
15.7%
$3,780/mo
52% occ.
19.6%
$4,694/mo
current
62% occ.
23.4%
$5,608/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.