T2 flat in Rua dos Jesuítas, Nn, Portimão
Grade Bapartmentmid-range

T2 flat in Rua dos Jesuítas, Nn, Portimão

Portimão · Western Algarve ·

€315,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €23,639/yr
Average Daily Rate: €135
Payback Period: 16.4 years
5-yr Capital Value: €413,905
10-yr Capital Value: €503,579
Brixfox Score: 63.2 / 100
Comparable Properties: 83
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€361,392

+14.7% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation€0 — move-in ready
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)€361,392

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.5%

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
Building: 98 m²
Style: minimalist
Condition: excellent

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted wood accent wallintegrated kitchen appliancesmodern pendant light

Score Breakdown

ROI
17.15
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.96
Rental Demand
4.78
Payback Speed
2
STR Suitability
3

Description

Cozy building in a welcoming city!

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua dos Jesuítas, Nn, Portimão

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

Grade B investment — short-term rental yields 5.1% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$78K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,450/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
19.7 yr
Rental only

Property details

Condition: excellent

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$198/night
50% ($91)Brixfox estimate($198/night)200% ($365)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$17,405
Airbnb data$198/night · 48% occupancy
Rental income
$198/night · 48% occ.
$34,624
Running costs (20%)
Utilities, cleaning, maintenance
-$6,925
Income tax (10%)
Indonesian rental income tax
-$9,695
Property tax
Annual property tax
-$599
Net income
5.1% ROI
$17,405

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$342,391
IMT (transfer tax, investment schedule)$14,182
Imposto de Selo (stamp duty)$2,739
Notary & registration$1,359
Legal / due diligence$5,136
Total acquisition costs$23,415
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$392,817

Gross yield (asking)

10.1%

True gross yield (all-in)

8.8%

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.

$2.1M$1.5M$1.0M$513K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$383K
+22%
Rental Income
+$85K
Total Position
$468K
+49%
8.3%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$184K
Total Position
$650K
+106%
7.5%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$430K
Total Position
$1.1M
+256%
6.6%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$762K
Total Position
$1.8M
+466%
5.9%/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
5.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
4.3%
$1,217/mo
40% occ.
5.7%
$1,640/mo
48% occ.
6.9%
$1,970/mo
current
58% occ.
8.4%
$2,392/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.