T3 flat in Beco do Moura Encantada, Porta Nova - Colinas da Boavista, Tavira
T3 flat in Beco do Moura Encantada, Porta Nova - Colinas da Boavista, Tavira — image 2T3 flat in Beco do Moura Encantada, Porta Nova - Colinas da Boavista, Tavira — image 3T3 flat in Beco do Moura Encantada, Porta Nova - Colinas da Boavista, Tavira — image 4T3 flat in Beco do Moura Encantada, Porta Nova - Colinas da Boavista, Tavira — image 5
Grade Bapartmentmid-range

T3 flat in Beco do Moura Encantada, Porta Nova - Colinas da Boavista, Tavira

Tavira · Eastern Algarve ·

€645,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,981/yr
Average Daily Rate: €260
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 20.9 years
5-yr Capital Value: €847,520
10-yr Capital Value: €1.0M
Brixfox Score: 62.2 / 100
Comparable Properties: 28
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€729,985

+13.2% over asking

Asking price€645,000
IMT — Property transfer tax (investment schedule)€38,700
IS — Stamp duty (0.8%)€5,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,675
Total acquisition costs€54,785
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€729,985

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.2%

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: 3
Bathrooms: 2
Building: 190 m²
Land: 114 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terraceoutdoor kitchen/BBQ areapanoramic views

Score Breakdown

ROI
15.14
Visual Appeal
13.6
Ownership Security
13
Location
9.84
Land & Space
2.62
Rental Demand
4.01
Payback Speed
1
STR Suitability
3

Description

3-bedroom apartment with private terrace for sale in Tavira.   Located on the third and top floor of a building with a lift, with internal access to a private terrace with an area of 113.10 m² on the roof of the building with views of the Ria Formosa.   The property comprises a living room with a fully equipped open-pl

Location

📍 37.1298°N, 7.6388°W

· Tavira, Algarve, Portugal

View on ERA Tavira →Also on Idealista.pt
Idealista.pt
Tavira / Eastern Algarve

T3 flat in Beco do Moura Encantada, Porta Nova - Colinas da Boavista, Tavira

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
190 m²
Land Plot
114 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$140K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$2,313/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
25.3 yr
Rental only

Property details

Year built: 2019
Energy: A
Condition: excellent

Description

3-bedroom apartment with private terrace for sale in Tavira.   Located on the third and top floor of a building with a lift, with internal access to a private terrace with an area of 113.10 m² on the roof of the building with views of the Ria Formosa.   The property comprises a living room with a fully equipped open-pl

Income Breakdown

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Nightly Rate (ADR)
$381/night
50% ($175)Brixfox estimate($381/night)200% ($701)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$27,751
Airbnb data$381/night · 40% occupancy
Rental income
$381/night · 40% occ.
$55,726
Running costs (20%)
Utilities, cleaning, maintenance
-$11,145
Income tax (10%)
Indonesian rental income tax
-$15,603
Property tax
Annual property tax
-$1,227
Net income
4.0% ROI
$27,751

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$701,087
IMT (transfer tax, investment schedule)$42,065
Imposto de Selo (stamp duty)$5,609
Notary & registration$1,359
Legal / due diligence$10,516
Total acquisition costs$59,549
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$793,462

Gross yield (asking)

7.9%

True gross yield (all-in)

7.0%

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 Tavira.

$3.8M$2.9M$1.9M$951K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $645K
Capital appreciation
Property value growing at +4%/yr based on Tavira 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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$785K
+22%
Rental Income
+$136K
Total Position
$920K
+43%
7.4%/yr
Year 10
Capital Value
$955K
+48%
Rental Income
+$293K
Total Position
$1.2M
+93%
6.8%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$686K
Total Position
$2.1M
+225%
6.1%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.2M
Total Position
$3.3M
+413%
5.6%/yr

Location

Tavira

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$351 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
114 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $351 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near 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.
4.0%
$2,331/mo
40% occ.
5.4%
$3,143/mo
current
40% occ.
5.4%
$3,148/mo
current
50% occ.
6.8%
$3,959/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.