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 B+apartmentluxury

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

Portimão · Western Algarve ·

€370,500

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

8.6%

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: €37,731/yr
Average Daily Rate: €235
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 19.4 years
5-yr Capital Value: €429,511
10-yr Capital Value: €497,921
Brixfox Score: 72.8 / 100
Comparable Properties: 34
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€440,192

+18.8% over asking

Asking price€370,500
IMT — Property transfer tax (investment schedule)€17,470
IS — Stamp duty (0.8%)€2,964
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,558
Total acquisition costs€27,242
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€440,192

Gross yield (asking price)

10.2%

True gross yield (all-in)

8.6%

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: 2
Bathrooms: 2
Building: 177 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

modern facade with contrasting panelsmultiple balconies/terracescommunal swimming poollandscaped grounds

Score Breakdown

ROI
18.45
Visual Appeal
14
Ownership Security
13
Location
9.36
Land & Space
5.54
Rental Demand
4.4
Payback Speed
4
STR Suitability
4

Description

Here begins your new story. This brand new 1+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

📍 37.1425°N, 8.5573°W

· Portimão, Algarve, Portugal

View on Abracadabra-Mediação Imobiliária, Unipessoal Lda →Also on Idealista.pt
T2 flat in Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão Cidade, Portimão
Idealista.pt
Source verified

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

Portimão · Western Algarve · Freehold · Ref BF-7574
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
177 m²
True net yield
5.2%
≈ $3,355/mo net after costs & tax
Brixfox Score 73 · B+

Property details

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

Description

Here begins your new story. This brand new 1+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)
$338/night
50% ($155)Brixfox estimate($338/night)200% ($622)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$26,129
Airbnb data$338/night · 44% occupancy
Rental income
$338/night · 44% occ.
$50,249
Running costs (20%)
Utilities, cleaning, maintenance
-$10,050
Income tax (10%)
Indonesian rental income tax
-$14,070
Property tax
Annual property tax
-$0
Net income
6.5% ROI
$26,129

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

5.2%

on all-in cost of $451,966

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
7.9%
Fully-managed
6.1%
5.2%
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

11.1%

Annual Revenue

$50,249

Income Tax / yr

$4,397

Payback

19 yrs

True All-In Cost
Asking price$402,717
IMT — transfer tax (non-resident 7.5%)$30,204
Stamp duty (0.8%)$3,222
Notary + registry$2,174
Legal$4,953
Furnishing + STR launch$8,696
All-in cost$451,966

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.7M$2.0M$1.3M$674K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $371K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$451K
+22%
Rental Income
+$128K
Total Position
$578K
+56%
9.3%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$276K
Total Position
$824K
+122%
8.3%/yr
Year 20
Capital Value
$812K
+119%
Rental Income
+$646K
Total Position
$1.5M
+293%
7.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.3M
+533%
6.3%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$311 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 $311 — 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
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.
6.4%
$2,158/mo
40% occ.
8.6%
$2,877/mo
44% occ.
9.4%
$3,166/mo
current
54% occ.
11.6%
$3,885/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
$402,717
5.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.