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

T1 flat in Rua do Oceano Índico, Encosta da Marina, Portimão

Portimão · Western Algarve ·

€377,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €19,954/yr
Average Daily Rate: €107
Payback Period: 22.9 years
5-yr Capital Value: €495,372
10-yr Capital Value: €602,696
Brixfox Score: 60 / 100
Comparable Properties: 90
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.

€424,411

+12.6% over asking

Asking price€377,000
IMT — Property transfer tax (investment schedule)€17,990
IS — Stamp duty (0.8%)€3,016
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,655
Total acquisition costs€27,911
Renovation€0 — move-in ready
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)€424,411

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 101 m²
Style: contemporary
Condition: excellent
Year Built: 2007
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to balconyopen-plan living and kitchen arealarge fish art pieceindustrial-style coffee tablerattan pendant lights

Score Breakdown

ROI
14.5
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.02
Rental Demand
5.1
Payback Speed
1
STR Suitability
3

Description

We present a truly unique Rooftop apartment in the prestigious Vista Marina**** development, in Portimão — a rare opportunity that meets the most sought-after criteria in the premium segment: top floor, exceptional brightness, open view, and strategic location within the residence. Situated on the top floor, this T1 R

Location

📍 37.1270°N, 8.5358°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T1 flat in Rua do Oceano Índico, Encosta da Marina, Portimão

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

Grade B investment — short-term rental yields 3.6% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$93K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$1,227/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
27.8 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: excellent

Description

We present a truly unique Rooftop apartment in the prestigious Vista Marina**** development, in Portimão — a rare opportunity that meets the most sought-after criteria in the premium segment: top floor, exceptional brightness, open view, and strategic location within the residence. Situated on the top floor, this T1 R

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$160/night
50% ($73)Brixfox estimate($160/night)200% ($294)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$14,729
Airbnb data$160/night · 51% occupancy
Rental income
$160/night · 51% occ.
$29,703
Running costs (20%)
Utilities, cleaning, maintenance
-$5,941
Income tax (10%)
Indonesian rental income tax
-$8,317
Property tax
Annual property tax
-$717
Net income
3.6% ROI
$14,729

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$409,783
IMT (transfer tax, investment schedule)$19,554
Imposto de Selo (stamp duty)$3,278
Notary & registration$1,359
Legal / due diligence$6,147
Total acquisition costs$30,338
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$461,316

Gross yield (asking)

7.2%

True gross yield (all-in)

6.4%

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.

$2.1M$1.6M$1.1M$537K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $377K
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 21: 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
$459K
+22%
Rental Income
+$72K
Total Position
$531K
+41%
7.1%/yr
Year 10
Capital Value
$558K
+48%
Rental Income
+$155K
Total Position
$713K
+89%
6.6%/yr
Year 20
Capital Value
$826K
+119%
Rental Income
+$364K
Total Position
$1.2M
+216%
5.9%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$645K
Total Position
$1.9M
+395%
5.5%/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
3.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$147 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

31% occ.
2.9%
$993/mo
41% occ.
3.9%
$1,333/mo
51% occ.
4.9%
$1,673/mo
current
61% occ.
5.9%
$2,013/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.