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

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

Portimão · Western Algarve ·

€244,500

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €23,856/yr
Average Daily Rate: €127
Payback Period: 12.8 years
5-yr Capital Value: €321,269
10-yr Capital Value: €390,873
Brixfox Score: 66.4 / 100
Comparable Properties: 83
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€281,791

+15.3% over asking

Asking price€244,500
IMT — Property transfer tax (investment schedule)€8,112
IS — Stamp duty (0.8%)€1,956
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,668
Total acquisition costs€14,986
Renovation (est. €55/m² × 51 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,805
(€1,530–€4,080)
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)€281,791

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.5%

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: 1
Bathrooms: 1
Building: 51 m²
Style: contemporary
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchenbalcony access

Score Breakdown

ROI
19.84
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.02
Rental Demand
5.14
Payback Speed
3
STR Suitability
3

Description

T1, strategically located in the heart of Praia da Rocha, in Portimão. Recently renovated. The Apartment: Fully furnished and equipped, it offers an atmosphere of tranquility and natural light. Bedroom: Spacious, with a double bed and wardrobe. Living Room: A cozy space with a sofa bed for two guests, allowing a total

Location

📍 37.1212°N, 8.5511°W

· Portimão, Algarve, Portugal

View on Tons D´Improviso Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

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

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

Grade B+ investment — short-term rental yields 6.6% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$60K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$1,461/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.2 yr
Rental only

Property details

Energy: D
Condition: good

Description

T1, strategically located in the heart of Praia da Rocha, in Portimão. Recently renovated. The Apartment: Fully furnished and equipped, it offers an atmosphere of tranquility and natural light. Bedroom: Spacious, with a double bed and wardrobe. Living Room: A cozy space with a sofa bed for two guests, allowing a total

Income Breakdown

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Nightly Rate (ADR)
$185/night
50% ($85)Brixfox estimate($185/night)200% ($340)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$17,529
Airbnb data$185/night · 51% occupancy
Rental income
$185/night · 51% occ.
$34,604
Running costs (20%)
Utilities, cleaning, maintenance
-$6,921
Income tax (10%)
Indonesian rental income tax
-$9,689
Property tax
Annual property tax
-$465
Net income
6.6% ROI
$17,529

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$265,761
IMT (transfer tax, investment schedule)$8,817
Imposto de Selo (stamp duty)$2,126
Notary & registration$1,359
Legal / due diligence$3,987
Total acquisition costs$16,289
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,049
($1,663–$4,435)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$306,295

Gross yield (asking)

13.0%

True gross yield (all-in)

11.3%

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.

$1.8M$1.3M$897K$449K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $245K
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 13: 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
$297K
+22%
Rental Income
+$86K
Total Position
$383K
+57%
9.4%/yr
Year 10
Capital Value
$362K
+48%
Rental Income
+$185K
Total Position
$547K
+124%
8.4%/yr
Year 20
Capital Value
$536K
+119%
Rental Income
+$433K
Total Position
$969K
+296%
7.1%/yr
Year 30
Capital Value
$793K
+224%
Rental Income
+$767K
Total Position
$1.6M
+538%
6.4%/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
Good
6.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$170 per night
Visual Appeal
Average
5/10 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 51% — 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

31% occ.
5.4%
$1,194/mo
41% occ.
7.2%
$1,587/mo
51% occ.
8.9%
$1,980/mo
current
61% occ.
10.7%
$2,373/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.