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+apartmentmid-range

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

Portimão · Western Algarve ·

€490,500

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

44%

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: €59,533/yr
Average Daily Rate: €371
Payback Period: 14.9 years
5-yr Capital Value: €568,624
10-yr Capital Value: €659,191
Brixfox Score: 74.8 / 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.

€560,302

+14.2% over asking

Asking price€490,500
IMT — Property transfer tax (investment schedule)€27,070
IS — Stamp duty (0.8%)€3,924
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,358
Total acquisition costs€39,602
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€560,302

Gross yield (asking price)

12.1%

True gross yield (all-in)

10.6%

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: 242 m²
Style: modern
Condition: new-build
Year Built: 2027
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

uniform balconiesclean lines

Score Breakdown

ROI
22.4
Visual Appeal
10.6
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.39
Payback Speed
5
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 a private terrace

Location

📍 37.1455°N, 8.5565°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-7572
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
242 m²
True net yield
6.7%
≈ $5,480/mo net after costs & tax
Brixfox Score 75 · 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 a private terrace

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.

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Customize your projections
Nightly Rate (ADR)
$534/night
50% ($246)Brixfox estimate($534/night)200% ($983)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$41,233
Airbnb data$534/night · 44% occupancy
Rental income
$534/night · 44% occ.
$79,295
Running costs (20%)
Utilities, cleaning, maintenance
-$15,859
Income tax (10%)
Indonesian rental income tax
-$22,202
Property tax
Annual property tax
-$0
Net income
7.7% ROI
$41,233

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

6.7%

on all-in cost of $594,832

Scenario
Pre-tax
After-tax
Owner-managed
11.1%
9.9%
Fully-managed
7.9%
6.7%
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

13.3%

Annual Revenue

$79,295

Income Tax / yr

$6,938

Payback

15 yrs

True All-In Cost
Asking price$533,152
IMT — transfer tax (non-resident 7.5%)$39,987
Stamp duty (0.8%)$4,265
Notary + registry$2,174
Legal$6,558
Furnishing + STR launch$8,696
All-in cost$594,832

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.9M$2.9M$2.0M$976K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $491K
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 12: 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
$597K
+22%
Rental Income
+$201K
Total Position
$798K
+63%
10.2%/yr
Year 10
Capital Value
$726K
+48%
Rental Income
+$435K
Total Position
$1.2M
+137%
9.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.0M
Total Position
$2.1M
+327%
7.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.8M
Total Position
$3.4M
+592%
6.7%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$491 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $491 — 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 44% — 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.
7.7%
$3,411/mo
40% occ.
10.2%
$4,548/mo
44% occ.
11.2%
$4,996/mo
current
54% occ.
13.8%
$6,132/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
$533,152
6.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.