T2 flat in Avenida Tomás Cabreira, Praia da Rocha, Portimão
T2 flat in Avenida Tomás Cabreira, Praia da Rocha, Portimão — image 2T2 flat in Avenida Tomás Cabreira, Praia da Rocha, Portimão — image 3T2 flat in Avenida Tomás Cabreira, Praia da Rocha, Portimão — image 4T2 flat in Avenida Tomás Cabreira, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Avenida Tomás Cabreira, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€558,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

46%

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: €31,582/yr
Average Daily Rate: €189
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 21.9 years
5-yr Capital Value: €733,204
10-yr Capital Value: €892,054
Brixfox Score: 61.7 / 100
Comparable Properties: 83
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.

€635,289

+13.9% over asking

Asking price€558,000
IMT — Property transfer tax (investment schedule)€32,470
IS — Stamp duty (0.8%)€4,464
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,370
Total acquisition costs€46,554
Renovation (est. €55/m² × 107 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,885
(€3,210–€8,560)
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)€635,289

Gross yield (asking price)

5.7%

True gross yield (all-in)

5.0%

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
Bathrooms: 2
Building: 107 m²
Style: contemporary
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

beachfront-viewmodern-kitchen-design

Score Breakdown

ROI
14.81
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.14
Rental Demand
4.59
Payback Speed
1
STR Suitability
3

Description

**Stunning 2 Bedroom Apartment in Praia da Rocha** This magnificent 2 bedroom flat, located on the 1st line of Praia da Rocha, is a true haven of harmony and comfort. With two distinct fronts, the flat offers stunning views of both the sea and the Serra de Monchique. Upon entering, we are greeted by a generous and we

Location

📍 37.1196°N, 8.5359°W

· Portimão, Algarve, Portugal

View on CasaHome →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Avenida Tomás Cabreira, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$137K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,907/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
26.5 yr
Rental only

Property details

Energy: C
Condition: good

Description

**Stunning 2 Bedroom Apartment in Praia da Rocha** This magnificent 2 bedroom flat, located on the 1st line of Praia da Rocha, is a true haven of harmony and comfort. With two distinct fronts, the flat offers stunning views of both the sea and the Serra de Monchique. Upon entering, we are greeted by a generous and we

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$275/night
50% ($127)Brixfox estimate($275/night)200% ($506)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$22,882
Airbnb data$275/night · 46% occupancy
Rental income
$275/night · 46% occ.
$46,046
Running costs (20%)
Utilities, cleaning, maintenance
-$9,209
Income tax (10%)
Indonesian rental income tax
-$12,893
Property tax
Annual property tax
-$1,061
Net income
3.8% ROI
$22,882

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$606,522
IMT (transfer tax, investment schedule)$35,293
Imposto de Selo (stamp duty)$4,852
Notary & registration$1,359
Legal / due diligence$9,098
Total acquisition costs$50,602
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,397
($3,489–$9,304)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$690,532

Gross yield (asking)

7.6%

True gross yield (all-in)

6.7%

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.

$3.2M$2.4M$1.6M$808K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $558K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$679K
+22%
Rental Income
+$112K
Total Position
$791K
+42%
7.2%/yr
Year 10
Capital Value
$826K
+48%
Rental Income
+$241K
Total Position
$1.1M
+91%
6.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$566K
Total Position
$1.8M
+220%
6.0%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.0M
Total Position
$2.8M
+404%
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
3.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$253 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

Premium nightly rate of $253 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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.
3.3%
$1,669/mo
40% occ.
4.5%
$2,255/mo
46% occ.
5.1%
$2,598/mo
current
56% occ.
6.3%
$3,183/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.