T2 flat, Coral do Vau, Vau, Portimão
T2 flat, Coral do Vau, Vau, Portimão — image 2T2 flat, Coral do Vau, Vau, Portimão — image 3T2 flat, Coral do Vau, Vau, Portimão — image 4T2 flat, Coral do Vau, Vau, Portimão — image 5
Grade A+apartmentmid-range

T2 flat, Coral do Vau, Vau, Portimão

Portimão · Western Algarve ·

€425,000

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

8.2%

True Gross Yield

48%

Occupancy

Projected Gross Revenue: €40,397/yr
Average Daily Rate: €231
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
5-yr Capital Value: €492,691
10-yr Capital Value: €571,164
Brixfox Score: 96.9 / 100
Comparable Properties: 76
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€492,045

+15.8% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,300
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,325
Renovation (est. €55/m² × 134 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,370
(€4,020–€10,720)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€492,045

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.2%

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: 134 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: D
Private Pool
View

AL licence status unconfirmed

No AL licence is on record for this listing. The Algarve has no containment zones, so a new AL registration is normally obtainable — verify with the local câmara municipal before counting on STR income.

Design Features

large balcony with sea viewmultiple swimming pools with bridge featurepoolside bar hut

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
9.36
Land & Space
4.68
Rental Demand
4.79
Payback Speed
5
STR Suitability
4

Description

This exquisite apartment with panoramic sea views is ideal for those looking to make an investment with immediate profitability, or for those who want a vacation home close to the beach and conveniently located. It's also a sophisticated and secluded place for those who want to live all year round. It has the securit

Location

📍 37.1216°N, 8.5589°W

Approximate location

· Portimão, Algarve, Portugal

Confirmed on the market 4 days ago.

View this property on eXp Global Portugal →Listed via Idealista.pt
2-bedroom freehold apartment in Portimão — photo 1 of 5
eXp Global Portugal
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2-bedroom freehold apartment in Portimão — photo 2 of 5
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2-bedroom freehold apartment in Portimão — photo 5 of 5
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T2 flat, Coral do Vau, Vau, Portimão

Portimão · Western Algarve · Ref BF-3500Source · eXp Global Portugal · listed 16 Apr 2026
Asking price
€425,000
Inquire — direct to agent
Bedrooms
2
Bathrooms
2
Built area
134 m²
Brixfox Score 97 · A+Financial analysis ↓

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Property details

Year built: 1996
Energy: D
Condition: good

Description

This exquisite apartment with panoramic sea views is ideal for those looking to make an investment with immediate profitability, or for those who want a vacation home close to the beach and conveniently located. It's also a sophisticated and secluded place for those who want to live all year round. It has the securit

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR and revenue are the expected BOOKED figures — nearby asking prices corrected by our measured asking-to-booked factor (Portugal's calendar dataset is young, so this is a conservative estimate). Occupancy is the seasonality-adjusted full-year rate. The comp cards below show raw asking prices.
Expected ADR
€231
Expected booked rate (asking prices × measured booked factor)
Expected occupancy
48%
Full-year estimate, market-calibrated
Projected annual revenue
€40,397
ADR × occupancy × 365
Comp data observed in USD · converted at €0.88/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 7.6% of price, auto-calculated
€32,325
IMT (transfer tax, investment schedule)€21,300
Imposto de Selo (stamp duty)€3,400
Notary & registration€1,250
Legal fees€6,375
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
€
Furniture & STR launch· default ≈ €13,675/bedroom
€
All-in investment
€492,045
+15.8% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
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Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4.5% · Portimão 5-yr avg — historical, not a forecast8%
Indicative total return
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••% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Portimão

Western Algarve, Approximate area

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Apartment Scorecard

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Source · eXp Global Portugal

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.