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 Bapartmentluxury

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

Portimão · Western Algarve ·

€435,500

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,327/yr
Average Daily Rate: €181
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 41.3 years
5-yr Capital Value: €504,864
10-yr Capital Value: €585,276
Brixfox Score: 59.6 / 100
Comparable Properties: 7
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€520,737

+19.6% over asking

Asking price€435,500
IMT — Property transfer tax (investment schedule)€22,670
IS — Stamp duty (0.8%)€3,484
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,533
Total acquisition costs€33,937
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€520,737

Gross yield (asking price)

5.8%

True gross yield (all-in)

4.9%

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: 134 m²
Style: contemporary
Condition: new-build
Year Built: 2027
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolslandscaped communal gardensmodern architectural facade

Score Breakdown

ROI
9.47
Visual Appeal
14.2
Ownership Security
13
Location
9.36
Land & Space
4.68
Rental Demand
3.84
Payback Speed
1
STR Suitability
4

Description

Here begins your new story. This brand new 2+1 bedroom apartment, with a suite, was designed for those who value comfort, privacy, and quality in every detail. The spacious areas, natural light, and high-quality finishes make each room a place you'll want to linger Outside, the privilege of having two balconies of a

Location

📍 37.1423°N, 8.5549°W

· Portimão, Algarve, Portugal

View on Abracadabra-Mediação Imobiliária, Unipessoal Lda →Also on Idealista.pt
T3 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
Idealista.pt
Source verified

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

Portimão · Western Algarve · Freehold · Ref BF-7555
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
134 m²
True net yield
2.4%
≈ $2,061/mo net after costs & tax
Brixfox Score 60 · B

Property details

Year built: 2027
Energy: A
Condition: new-build

Description

Here begins your new story. This brand new 2+1 bedroom apartment, with a suite, was designed for those who value comfort, privacy, and quality in every detail. The spacious areas, natural light, and high-quality finishes make each room a place you'll want to linger Outside, the privilege of having two balconies of a

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$260/night
50% ($120)Brixfox estimate($260/night)200% ($478)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$17,542
Airbnb data$260/night · 38% occupancy
Rental income
$260/night · 38% occ.
$33,735
Running costs (20%)
Utilities, cleaning, maintenance
-$6,747
Income tax (10%)
Indonesian rental income tax
-$9,446
Property tax
Annual property tax
-$0
Net income
3.7% ROI
$17,542

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.4%

on all-in cost of $529,352

Scenario
Pre-tax
After-tax
Owner-managed
4.7%
4.1%
Fully-managed
3.0%
2.4%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

6.4%

Annual Revenue

$33,735

Income Tax / yr

$2,952

Payback

41 yrs

True All-In Cost
Asking price$473,370
IMT — transfer tax (non-resident 7.5%)$35,503
Stamp duty (0.8%)$3,787
Notary + registry$2,174
Legal$5,823
Furnishing + STR launch$8,696
All-in cost$529,352

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.5M$1.9M$1.3M$627K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $436K
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 21: 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
$530K
+22%
Rental Income
+$86K
Total Position
$616K
+41%
7.2%/yr
Year 10
Capital Value
$645K
+48%
Rental Income
+$185K
Total Position
$830K
+91%
6.7%/yr
Year 20
Capital Value
$954K
+119%
Rental Income
+$434K
Total Position
$1.4M
+219%
6.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$768K
Total Position
$2.2M
+401%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $239 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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.
4.2%
$1,661/mo
40% occ.
5.6%
$2,214/mo
38% occ.
5.4%
$2,125/mo
current
48% occ.
6.8%
$2,679/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$473,370
2.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.