T2 flat in Rua Dom José I, Bemposta - Quatro Estradas, Portimão Cidade, Portimão
T2 flat in Rua Dom José I, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 2T2 flat in Rua Dom José I, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 3T2 flat in Rua Dom José I, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 4T2 flat in Rua Dom José I, Bemposta - Quatro Estradas, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Rua Dom José I, Bemposta - Quatro Estradas, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€269,000

Asking Price (EUR)

6.7%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.3%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €32,544/yr
Average Daily Rate: €180
Payback Period: 10.3 years
5-yr Capital Value: €353,462
10-yr Capital Value: €430,041
Brixfox Score: 70.1 / 100
Comparable Properties: 43
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€315,789

+17.4% over asking

Asking price€269,000
IMT — Property transfer tax (investment schedule)€9,827
IS — Stamp duty (0.8%)€2,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,035
Total acquisition costs€17,264
Renovation (est. €55/m² × 85 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,675
(€2,550–€6,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€315,789

Gross yield (asking price)

12.1%

True gross yield (all-in)

10.3%

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: 2
Bathrooms: 1
Building: 85 m²
Style: contemporary
Condition: good
Year Built: 1986
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned kitchen wall tileselephant artworkhexagonal terracotta floor tiles

Score Breakdown

ROI
22.69
Visual Appeal
9.4
Ownership Security
13
Location
9.36
Land & Space
3.7
Rental Demand
4.97
Payback Speed
4
STR Suitability
3

Description

2-bedroom apartment for sale in Bemposta, between Portimão and Alvor. Partially furnished and equipped, the apartment offers an excellent opportunity for ready-to-live housing, with all essential amenities. The apartment is located on the raised ground floor, offering greater privacy and ease of access. Composed of:

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Dom José I, Bemposta - Quatro Estradas, Portimão Cidade, Portimão

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
85 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.2% net return annually.

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The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$66K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$1,996/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Property details

Year built: 1986
Energy: D
Condition: good

Description

2-bedroom apartment for sale in Bemposta, between Portimão and Alvor. Partially furnished and equipped, the apartment offers an excellent opportunity for ready-to-live housing, with all essential amenities. The apartment is located on the raised ground floor, offering greater privacy and ease of access. Composed of:

Income Breakdown

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Nightly Rate (ADR)
$259/night
50% ($119)Brixfox estimate($259/night)200% ($477)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$23,953
Airbnb data$259/night · 50% occupancy
Rental income
$259/night · 50% occ.
$47,047
Running costs (20%)
Utilities, cleaning, maintenance
-$9,409
Income tax (10%)
Indonesian rental income tax
-$13,173
Property tax
Annual property tax
-$512
Net income
8.2% ROI
$23,953

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$292,391
IMT (transfer tax, investment schedule)$10,682
Imposto de Selo (stamp duty)$2,339
Notary & registration$1,359
Legal / due diligence$4,386
Total acquisition costs$18,765
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,082
($2,772–$7,391)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$343,249

Gross yield (asking)

16.1%

True gross yield (all-in)

13.7%

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 Portimão.

$2.2M$1.7M$1.1M$552K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $269K
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
$327K
+22%
Rental Income
+$117K
Total Position
$444K
+65%
10.6%/yr
Year 10
Capital Value
$398K
+48%
Rental Income
+$253K
Total Position
$651K
+142%
9.2%/yr
Year 20
Capital Value
$589K
+119%
Rental Income
+$592K
Total Position
$1.2M
+339%
7.7%/yr
Year 30
Capital Value
$872K
+224%
Rental Income
+$1.0M
Total Position
$1.9M
+614%
6.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $239 — 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 50% — 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

30% occ.
6.6%
$1,615/mo
40% occ.
8.9%
$2,167/mo
50% occ.
11.1%
$2,702/mo
current
60% occ.
13.4%
$3,254/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.