T3 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão
T3 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 2T3 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 3T3 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 4T3 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão — image 5
Grade Aapartmentmid-range

T3 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€585,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €71,183/yr
Average Daily Rate: €324
Payback Period: 10.2 years
5-yr Capital Value: €768,681
10-yr Capital Value: €935,218
Brixfox Score: 75.5 / 100
Comparable Properties: 25
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.

€682,875

+16.7% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation (est. €55/m² × 288 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,840
(€8,640–€23,040)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€682,875

Gross yield (asking price)

12.2%

True gross yield (all-in)

10.4%

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: 288 m²
Style: contemporary
Condition: good
Year Built: 2003
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolspacious rooftop terracecurved building architecture

Score Breakdown

ROI
22.91
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.02
Payback Speed
4
STR Suitability
3

Description

Fabulous T3 apartment in the private condominium Primavera, one of the best condominiums in Praia da Rocha. The apartment consists of: - Entrance hall - 3 bedrooms, 1 of which is en-suite - Bathroom - Independent kitchen - Living room All rooms have access to an exclusive terrace of 118m² facing East and South. Ful

Location

📍 37.1180°N, 8.5320°W

· Portimão, Algarve, Portugal

View on K&T Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Avenida das Comunidades Lusíadas, Praia da Rocha, Portimão

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

Grade A investment — short-term rental yields 8.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+13.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$144K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$4,404/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
12.0 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

Fabulous T3 apartment in the private condominium Primavera, one of the best condominiums in Praia da Rocha. The apartment consists of: - Entrance hall - 3 bedrooms, 1 of which is en-suite - Bathroom - Independent kitchen - Living room All rooms have access to an exclusive terrace of 118m² facing East and South. Ful

Income Breakdown

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Nightly Rate (ADR)
$472/night
50% ($217)Brixfox estimate($472/night)200% ($869)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$52,854
Airbnb data$472/night · 60% occupancy
Rental income
$472/night · 60% occ.
$103,782
Running costs (20%)
Utilities, cleaning, maintenance
-$20,756
Income tax (10%)
Indonesian rental income tax
-$29,059
Property tax
Annual property tax
-$1,113
Net income
8.3% ROI
$52,854

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$635,870
IMT (transfer tax, investment schedule)$37,641
Imposto de Selo (stamp duty)$5,087
Notary & registration$1,359
Legal / due diligence$9,538
Total acquisition costs$53,625
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,217
($9,391–$25,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$742,255

Gross yield (asking)

16.3%

True gross yield (all-in)

14.0%

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 Portimão.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
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
$712K
+22%
Rental Income
+$258K
Total Position
$970K
+66%
10.6%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$557K
Total Position
$1.4M
+143%
9.3%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.3M
Total Position
$2.6M
+342%
7.7%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.3M
Total Position
$4.2M
+620%
6.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$435 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 8.3% — outperforms most villas in this market
Premium nightly rate of $435 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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.
7.5%
$3,949/mo
50% occ.
9.4%
$4,955/mo
60% occ.
11.2%
$5,961/mo
current
70% occ.
13.1%
$6,967/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.