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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 A+villaluxury

House in Vau, Portimão

Portimão · Western Algarve ·

€1.2M

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

60%

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: €155,370/yr
Average Daily Rate: €705
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 13.8 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 85.1 / 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.

€1.4M

+15.1% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation€0 — move-in ready
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)€1.4M

Gross yield (asking price)

12.9%

True gross yield (all-in)

11.3%

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: 192 m²
Land: 400 m²
Style: modern
Condition: excellent
Year Built: 2023
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern facade with stone accentsleek pool with coverintegrated ceiling lighting in living areaopen-plan living and dining

Score Breakdown

ROI
23.48
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
9.18
Rental Demand
6.04
Payback Speed
5
STR Suitability
4

Description

Welcome to a spectacular villa in Barranco de Rodrigo, in Portimão. This 4 bedroom villa is the real dream come true, with a land area of 400m², a gross area of 192m² and all the amenities you can imagine. At the heart of this property is a magnificent swimming pool with waterfall perfect for sunny days, a spacious te

Location

📍 37.1204°N, 8.5573°W

· Portimão, Algarve, Portugal

View this property on The PentHouse →Listed via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
The PentHouse
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-3804 Source verified · The PentHouse · listed 3 Jun 2026
Asking price · Freehold
$1,304,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
192 m²
Land
400 m²
True net yield
7.2%
≈ $14,091/mo net after costs & tax
5-yr total return (net + appreciation)
13.0% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 85 · 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

Year built: 2023
Energy: A+
Condition: excellent

Description

Welcome to a spectacular villa in Barranco de Rodrigo, in Portimão. This 4 bedroom villa is the real dream come true, with a land area of 400m², a gross area of 192m² and all the amenities you can imagine. At the heart of this property is a magnificent swimming pool with waterfall perfect for sunny days, a spacious te

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
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$105,240
Likely range $63,145 – $147,336
Airbnb data$992/night · 60% occupancy
Rental income
$992/night · 60% occ.
$202,385
Running costs (20%)
Utilities, cleaning, maintenance
-$40,477
Income tax (10%)
Indonesian rental income tax
-$56,668
Property tax
Annual property tax
-$0
Net income
8.1% ROI
$105,240

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.6%
10.4%
Fully-managed
8.5%
7.2%
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

13.9%

Annual Revenue

$202,385

Income Tax / yr

$17,709

Payback

14 yrs

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$9.8M$7.3M$4.9M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 11: 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
$1.5M
+22%
Rental Income
+$514K
Total Position
$2.0M
+65%
10.5%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.1M
Total Position
$2.9M
+141%
9.2%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.6M
Total Position
$5.2M
+336%
7.6%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$4.6M
Total Position
$8.5M
+608%
6.7%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$913 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $913 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

40% occ.
7.8%
$8,526/mo
50% occ.
9.8%
$10,638/mo
60% occ.
11.7%
$12,751/mo
current
70% occ.
13.7%
$14,863/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.