T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão
T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 5
Grade B+apartmentluxury

T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão

Portimão · Western Algarve ·

€383,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

55%

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: €34,763/yr
Average Daily Rate: €175
Payback Period: 13.8 years
5-yr Capital Value: €503,256
10-yr Capital Value: €612,288
Brixfox Score: 71.9 / 100
Comparable Properties: 85
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€445,129

+16.2% over asking

Asking price€383,000
IMT — Property transfer tax (investment schedule)€18,470
IS — Stamp duty (0.8%)€3,064
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,745
Total acquisition costs€28,529
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€445,129

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.8%

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: 1
Bathrooms: 1
Building: 74 m²
Style: contemporary
Condition: new-build
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolgym with large windowsvertical gardens on building exteriorslatted wood accent wall with integrated TV unitopen-plan living/dining/kitchen

Score Breakdown

ROI
18.96
Visual Appeal
15.6
Ownership Security
13
Location
9.36
Land & Space
3.48
Rental Demand
5.46
Payback Speed
3
STR Suitability
3

Description

T1 apartment with 50m2 and a 24m2 balcony, in Praia da Rocha BeachWalk Residences is a new residential development being built in Praia da Rocha, Algarve. Located just 150 m from the beach, this elegant gated community was designed valuing environmental and housing sustainability, with careful selection of materials

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Dils Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão

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

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$94K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$2,117/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.4 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

T1 apartment with 50m2 and a 24m2 balcony, in Praia da Rocha BeachWalk Residences is a new residential development being built in Praia da Rocha, Algarve. Located just 150 m from the beach, this elegant gated community was designed valuing environmental and housing sustainability, with careful selection of materials

Income Breakdown

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Nightly Rate (ADR)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($464)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$25,403
Airbnb data$252/night · 55% occupancy
Rental income
$252/night · 55% occ.
$50,252
Running costs (20%)
Utilities, cleaning, maintenance
-$10,050
Income tax (10%)
Indonesian rental income tax
-$14,071
Property tax
Annual property tax
-$729
Net income
6.1% ROI
$25,403

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$416,304
IMT (transfer tax, investment schedule)$20,076
Imposto de Selo (stamp duty)$3,330
Notary & registration$1,359
Legal / due diligence$6,245
Total acquisition costs$31,010
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$483,836

Gross yield (asking)

12.1%

True gross yield (all-in)

10.4%

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.

$2.7M$2.0M$1.4M$677K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $383K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$466K
+22%
Rental Income
+$124K
Total Position
$590K
+54%
9.0%/yr
Year 10
Capital Value
$567K
+48%
Rental Income
+$268K
Total Position
$835K
+118%
8.1%/yr
Year 20
Capital Value
$839K
+119%
Rental Income
+$628K
Total Position
$1.5M
+283%
6.9%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+515%
6.2%/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
Good
6.1% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$232 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $232 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
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.
5.2%
$1,797/mo
45% occ.
6.7%
$2,334/mo
55% occ.
8.3%
$2,871/mo
current
65% occ.
9.8%
$3,408/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.