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House in Vau, Portimão
House in Vau, Portimão — image 2House in Vau, Portimão — image 3House in Vau, Portimão — image 4House in Vau, Portimão — image 5
Grade Avillaluxury

House in Vau, Portimão

Portimão · Western Algarve ·

€1.4M

Asking Price (EUR)

7.5%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €153,105/yr
Average Daily Rate: €705
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 17.2 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €1.9M
Brixfox Score: 81.3 / 100
Comparable Properties: 9
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.

€1.7M

+16.2% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation (est. €55/m² × 535 m²)
Light touch-ups — paint, fixtures, deep clean.		€29,425
(€16,050–€42,800)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.1%

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: 5
Building: 535 m²
Land: 1194 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenmultiple terracesocean proximity

Score Breakdown

ROI
20.43
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
10.98
Rental Demand
5.95
Payback Speed
4
STR Suitability
4

Description

Just a 350-meter walk from the famous Praia do Vau beach with its golden sand and ochre-coloured cliffs background, this magnificent T4+2 villa not only offers an ocean view but also an access to a daily walk on one of the longest beaches in the Algarve. This rarely available gem was built on a double plot, with a poo

Location

📍 37.1204°N, 8.5573°W

· Portimão, Algarve, Portugal

Visit Engel & Völkers Portim​ão →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Engel & Völkers Portim​ão
4-bedroom freehold villa in Portimão — photo 2 of 5
4-bedroom freehold villa in Portimão — photo 3 of 5
4-bedroom freehold villa in Portimão — photo 4 of 5
4-bedroom freehold villa in Portimão — photo 5 of 5

House in Vau, Portimão

Portimão · Western Algarve · Ref BF-2762 Source verified · Engel & Völkers Portim​ão · listed 3 Jun 2026
Asking price · Freehold
$1,576,087
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
535 m²
Land
1194 m²
True net yield
5.8%
≈ $13,707/mo net after costs & tax
5-yr total return (net + appreciation)
11.5% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 81 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: C
Condition: good

Description

Just a 350-meter walk from the famous Praia do Vau beach with its golden sand and ochre-coloured cliffs background, this magnificent T4+2 villa not only offers an ocean view but also an access to a daily walk on one of the longest beaches in the Algarve. This rarely available gem was built on a double plot, with a poo

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)
$992/night
50% ($456)Brixfox estimate($992/night)200% ($1826)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$103,707
Likely range $62,224 – $145,190
Airbnb data$992/night · 59% occupancy
Rental income
$992/night · 59% occ.
$199,437
Running costs (20%)
Utilities, cleaning, maintenance
-$39,887
Income tax (10%)
Indonesian rental income tax
-$55,842
Property tax
Annual property tax
-$0
Net income
6.6% ROI
$103,707

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.8%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
9.4%
8.4%
Fully-managed
6.8%
5.8%
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

11.4%

Annual Revenue

$199,437

Income Tax / yr

$17,451

Payback

17 yrs

True All-In Cost
Asking price$1,576,087
IMT — transfer tax (non-resident 7.5%)$118,207
Stamp duty (0.8%)$12,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,749,620

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$10.6M$8.0M$5.3M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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
$1.8M
+22%
Rental Income
+$507K
Total Position
$2.3M
+57%
9.4%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$1.1M
Total Position
$3.2M
+123%
8.4%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$2.6M
Total Position
$5.7M
+296%
7.1%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$4.5M
Total Position
$9.2M
+537%
6.4%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.6% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$913 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1194 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $913 — positioned in the top tier
Generous 1194 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
6.3%
$8,340/mo
49% occ.
8.0%
$10,452/mo
59% occ.
9.6%
$12,565/mo
current
69% occ.
11.2%
$14,677/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. Market factors in Portugal may impact actual yields.