T4 flat in Rua Pêro Vaz de Caminha, 1, Vau, Portimão
T4 flat in Rua Pêro Vaz de Caminha, 1, Vau, Portimão — image 2T4 flat in Rua Pêro Vaz de Caminha, 1, Vau, Portimão — image 3T4 flat in Rua Pêro Vaz de Caminha, 1, Vau, Portimão — image 4T4 flat in Rua Pêro Vaz de Caminha, 1, Vau, Portimão — image 5
Grade Bapartmentluxury

T4 flat in Rua Pêro Vaz de Caminha, 1, Vau, Portimão

Portimão · Western Algarve ·

€1.1M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €50,227/yr
Average Daily Rate: €435
Payback Period: 27.3 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 56.7 / 100
Comparable Properties: 6
Data Confidence: 63%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+13.9% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€60,150
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 4
Bathrooms: 4
Building: 173 m²
Land: 173 m²
Style: contemporary
Condition: excellent
Year Built: 2021
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling glass wallsexpansive ocean and landscape viewslarge outdoor terraceintegrated indoor-outdoor living space

Score Breakdown

ROI
12.19
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
3.17
Payback Speed
0
STR Suitability
3

Description

Luxury T4 apartment with sea view in the prestigious Terraços do Atlântico condominium, in Portimão. With 172 m² of private area, this property stands out for its spacious areas, large glazed surfaces, and a panoramic terrace with an open view of the sea, gardens, and swimming pool. The social area features a spac

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Nuris Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Rua Pêro Vaz de Caminha, 1, Vau, Portimão

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
173 m²
Land Plot
173 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$271K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,974/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
33.5 yr
Rental only

Property details

Year built: 2021
Energy: A+
Condition: excellent

Description

Luxury T4 apartment with sea view in the prestigious Terraços do Atlântico condominium, in Portimão. With 172 m² of private area, this property stands out for its spacious areas, large glazed surfaces, and a panoramic terrace with an open view of the sea, gardens, and swimming pool. The social area features a spac

Income Breakdown

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Nightly Rate (ADR)
$629/night
50% ($289)Brixfox estimate($629/night)200% ($1157)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$35,688
Airbnb data$629/night · 32% occupancy
Rental income
$629/night · 32% occ.
$72,655
Running costs (20%)
Utilities, cleaning, maintenance
-$14,531
Income tax (10%)
Indonesian rental income tax
-$20,344
Property tax
Annual property tax
-$2,092
Net income
3.0% ROI
$35,688

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$1,195,652
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal / due diligence$17,935
Total acquisition costs$100,598
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,361,630

Gross yield (asking)

6.1%

True gross yield (all-in)

5.3%

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.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$174K
Total Position
$1.5M
+38%
6.6%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$376K
Total Position
$2.0M
+82%
6.2%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$882K
Total Position
$3.3M
+199%
5.6%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$1.6M
Total Position
$5.1M
+366%
5.3%/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
Weak
3.0% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$578 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
173 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $578 — positioned in the top tier
Stunning visuals with 9/10 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 3.0% is below 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.
3.9%
$3,842/mo
40% occ.
5.2%
$5,180/mo
32% occ.
4.1%
$4,064/mo
current
42% occ.
5.4%
$5,403/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.