T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 2T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 3T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 4T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão — image 5
Grade Bapartmentbudget

T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€229,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

44%

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: €13,035/yr
Average Daily Rate: €81
Payback Period: 21.8 years
5-yr Capital Value: €300,903
10-yr Capital Value: €366,094
Brixfox Score: 56.1 / 100
Comparable Properties: 40
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€288,444

+26.0% over asking

Asking price€229,000
IMT — Property transfer tax (investment schedule)€7,027
IS — Stamp duty (0.8%)€1,832
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,435
Total acquisition costs€13,544
Renovation (est. €350/m² × 83 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€29,050
(€20,750–€37,350)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€288,444

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.5%

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: 2
Bathrooms: 1
Building: 83 m²
Style: dated
Condition: fair
Year Built: 1998
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.84
Visual Appeal
6.8
Ownership Security
13
Location
9.36
Land & Space
3.66
Rental Demand
4.42
Payback Speed
1
STR Suitability
3

Description

Two-bedroom apartment with excellent southern exposure, with natural light in the balcony, living room, and bedrooms throughout the morning and in the kitchen in the afternoon, providing a cozy and pleasant atmosphere in all rooms. It has good areas, with a spacious balcony providing a tranquil and pleasant environmen

Location

📍 37.1426°N, 8.5587°W

· Portimão, Algarve, Portugal

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

T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$56K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$785/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
26.4 yr
Rental only

Property details

Year built: 1998
Energy: C
Condition: fair

Description

Two-bedroom apartment with excellent southern exposure, with natural light in the balcony, living room, and bedrooms throughout the morning and in the kitchen in the afternoon, providing a cozy and pleasant atmosphere in all rooms. It has good areas, with a spacious balcony providing a tranquil and pleasant environmen

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$118/night
50% ($54)Brixfox estimate($118/night)200% ($216)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$9,420
Airbnb data$118/night · 44% occupancy
Rental income
$118/night · 44% occ.
$18,953
Running costs (20%)
Utilities, cleaning, maintenance
-$3,791
Income tax (10%)
Indonesian rental income tax
-$5,307
Property tax
Annual property tax
-$436
Net income
3.8% ROI
$9,420

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$248,913
IMT (transfer tax, investment schedule)$7,638
Imposto de Selo (stamp duty)$1,991
Notary & registration$1,359
Legal / due diligence$3,734
Total acquisition costs$14,722
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$31,576
($22,554–$40,598)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$313,526

Gross yield (asking)

7.6%

True gross yield (all-in)

6.0%

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.

$1.3M$996K$664K$332K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $229K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$279K
+22%
Rental Income
+$46K
Total Position
$325K
+42%
7.2%/yr
Year 10
Capital Value
$339K
+48%
Rental Income
+$99K
Total Position
$438K
+91%
6.7%/yr
Year 20
Capital Value
$502K
+119%
Rental Income
+$233K
Total Position
$735K
+221%
6.0%/yr
Year 30
Capital Value
$743K
+224%
Rental Income
+$412K
Total Position
$1.2M
+404%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Average
$108 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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.
3.4%
$715/mo
40% occ.
4.7%
$965/mo
44% occ.
5.2%
$1,069/mo
current
54% occ.
6.4%
$1,320/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.