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Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão
Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 2Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 3Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 4Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão — image 5
Grade B+villabudget

Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão

Portimão · Western Algarve ·

€440,000

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

12.3%

True Gross Yield

55%

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: €62,298/yr
Average Daily Rate: €312
-42.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 14.5 years
5-yr Capital Value: €510,081
10-yr Capital Value: €591,323
Brixfox Score: 70.4 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€505,010

+14.8% over asking

Asking price€440,000
IMT — Property transfer tax (investment schedule)€23,030
IS — Stamp duty (0.8%)€3,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,600
Total acquisition costs€34,400
Renovation (est. €55/m² × 92 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,060
(€2,760–€7,360)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€505,010

Gross yield (asking price)

14.2%

True gross yield (all-in)

12.3%

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: 2
Building: 92 m²
Land: 105 m²
Style: dated
Condition: good
Year Built: 1994

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

built-in shelving around fireplace

Score Breakdown

ROI
22.78
Visual Appeal
7.6
Ownership Security
13
Location
9.36
Land & Space
3.2
Rental Demand
5.48
Payback Speed
5
STR Suitability
4

Description

Located in the Vale do Lagar area, in Portimão, this T4 villa offers a tranquil and family-friendly environment, ideal for those looking to live in a quiet residential area with good access and proximity to essential services. Set on a plot of 105 m² with a construction area of 92.44 m², the villa features a functiona

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

Listed by Karisma-Imóveis via Idealista.pt
4-bedroom freehold villa in Portimão — photo 1 of 5
Idealista.pt
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

Detached house in Praceta das Magnólias, Vale de Lagar - Quinta das Oliveiras - Pedra Mourinha, Portimão

Portimão · Western Algarve · Ref BF-3878 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$478,261
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
92 m²
Land
105 m²
True net yield
6.9%
≈ $5,381/mo net after costs & tax
5-yr total return (net + appreciation)
13.7% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 70 · B+

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: 1994
Condition: good

Description

Located in the Vale do Lagar area, in Portimão, this T4 villa offers a tranquil and family-friendly environment, ideal for those looking to live in a quiet residential area with good access and proximity to essential services. Set on a plot of 105 m² with a construction area of 92.44 m², the villa features a functiona

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)
$438/night
50% ($201)Brixfox estimate($438/night)200% ($806)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$42,163
Likely range $25,298 – $59,028
Airbnb data$438/night · 55% occupancy
Rental income
$438/night · 55% occ.
$81,083
Running costs (20%)
Utilities, cleaning, maintenance
-$16,217
Income tax (10%)
Indonesian rental income tax
-$22,703
Property tax
Annual property tax
-$0
Net income
8.8% ROI
$42,163

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.7%
10.4%
Fully-managed
8.2%
6.9%
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

14.7%

Annual Revenue

$81,083

Income Tax / yr

$7,095

Payback

15 yrs

True All-In Cost
Asking price$478,261
IMT — transfer tax (non-resident 7.5%)$35,870
Stamp duty (0.8%)$3,826
Notary + registry$2,174
Legal$5,883
Furnishing + STR launch$27,174
All-in cost$553,187

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.8M$2.8M$1.9M$941K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $440K
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 10: 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
$535K
+22%
Rental Income
+$206K
Total Position
$741K
+68%
11.0%/yr
Year 10
Capital Value
$651K
+48%
Rental Income
+$445K
Total Position
$1.1M
+149%
9.6%/yr
Year 20
Capital Value
$964K
+119%
Rental Income
+$1.0M
Total Position
$2.0M
+356%
7.9%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.8M
Total Position
$3.3M
+644%
6.9%/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
8.8% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$403 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
105 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $403 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
8.1%
$3,243/mo
45% occ.
10.5%
$4,176/mo
55% occ.
12.8%
$5,109/mo
current
65% occ.
15.2%
$6,041/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.