T1 flat in Encosta da Marina, Portimão
T1 flat in Encosta da Marina, Portimão — image 2T1 flat in Encosta da Marina, Portimão — image 3T1 flat in Encosta da Marina, Portimão — image 4T1 flat in Encosta da Marina, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Encosta da Marina, Portimão

Portimão · Western Algarve ·

€375,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €19,434/yr
Average Daily Rate: €109
Payback Period: 23.6 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 58.9 / 100
Comparable Properties: 92
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.

€426,000

+13.6% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 69 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,795
(€2,070–€5,520)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€426,000

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 69 m²
Style: dated
Condition: good
Year Built: 2007
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.3
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.38
Rental Demand
4.87
Payback Speed
1
STR Suitability
3

Description

Where the Arade River is Your Backdrop: Exclusive 1-Bedroom in Portimão If you are looking for a place that blends riverside tranquility with the convenience of being close to everything, this 3rd-floor apartment is the perfect choice. More than just a home, it is an invitation to slow down and enjoy the very best the

Location

📍 37.1261°N, 8.5358°W

· Portimão, Algarve, Portugal

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

T1 flat in Encosta da Marina, Portimão

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

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$92K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,183/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
28.7 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

Where the Arade River is Your Backdrop: Exclusive 1-Bedroom in Portimão If you are looking for a place that blends riverside tranquility with the convenience of being close to everything, this 3rd-floor apartment is the perfect choice. More than just a home, it is an invitation to slow down and enjoy the very best the

Income Breakdown

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Nightly Rate (ADR)
$161/night
50% ($74)Brixfox estimate($161/night)200% ($297)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$14,201
Airbnb data$161/night · 49% occupancy
Rental income
$161/night · 49% occ.
$28,680
Running costs (20%)
Utilities, cleaning, maintenance
-$5,736
Income tax (10%)
Indonesian rental income tax
-$8,031
Property tax
Annual property tax
-$713
Net income
3.5% ROI
$14,201

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,125
($2,250–$6,000)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$463,043

Gross yield (asking)

7.0%

True gross yield (all-in)

6.2%

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$1.6M$1.1M$528K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$69K
Total Position
$526K
+40%
7.0%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$150K
Total Position
$705K
+88%
6.5%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$351K
Total Position
$1.2M
+213%
5.9%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$622K
Total Position
$1.8M
+390%
5.4%/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
Average
3.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Weak
3/10 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
Yield of 3.5% 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.
2.9%
$971/mo
40% occ.
3.9%
$1,314/mo
49% occ.
4.8%
$1,614/mo
current
59% occ.
5.8%
$1,957/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.