T3 flat in Praceta da Borralha, Fojo, Portimão Cidade, Portimão
T3 flat in Praceta da Borralha, Fojo, Portimão Cidade, Portimão — image 2T3 flat in Praceta da Borralha, Fojo, Portimão Cidade, Portimão — image 3T3 flat in Praceta da Borralha, Fojo, Portimão Cidade, Portimão — image 4T3 flat in Praceta da Borralha, Fojo, Portimão Cidade, Portimão — image 5
Grade B+apartmentluxury

T3 flat in Praceta da Borralha, Fojo, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€450,000

Asking Price (EUR)

7.7%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 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: €63,664/yr
Average Daily Rate: €307
Payback Period: 8.6 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 74.7 / 100
Comparable Properties: 15
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€536,730

+19.3% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€536,730

Gross yield (asking price)

14.2%

True gross yield (all-in)

11.9%

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: 3
Bathrooms: 2
Building: 142 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop infinity poolmodern architectural facadepanoramic city and landscape views

Score Breakdown

ROI
24.79
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.84
Rental Demand
5.68
Payback Speed
4
STR Suitability
3

Description

This elegant 2 bedroom flat is located in a great urbanization, a recent and exclusive condominium, inserted in a quiet and cosy urbanization in Portimão. With a contemporary design and high quality finishes, the property is distinguished by: Living room and kitchen in open space, with excellent natural light and larg

Location

📍 37.1356°N, 8.5545°W

· Portimão, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Praceta da Borralha, Fojo, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 9.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$111K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.8%
$4,003/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.2 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

This elegant 2 bedroom flat is located in a great urbanization, a recent and exclusive condominium, inserted in a quiet and cosy urbanization in Portimão. With a contemporary design and high quality finishes, the property is distinguished by: Living room and kitchen in open space, with excellent natural light and larg

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$454/night
50% ($209)Brixfox estimate($454/night)200% ($835)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$48,030
Airbnb data$454/night · 57% occupancy
Rental income
$454/night · 57% occ.
$94,012
Running costs (20%)
Utilities, cleaning, maintenance
-$18,802
Income tax (10%)
Indonesian rental income tax
-$26,323
Property tax
Annual property tax
-$856
Net income
9.8% ROI
$48,030

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$583,402

Gross yield (asking)

19.2%

True gross yield (all-in)

16.1%

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.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$235K
Total Position
$782K
+74%
11.7%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$507K
Total Position
$1.2M
+161%
10.1%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$1.2M
Total Position
$2.2M
+383%
8.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$2.1M
Total Position
$3.6M
+692%
7.1%/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
Strong
9.8% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$417 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.8% — outperforms most villas in this market
Premium nightly rate of $417 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
8.5%
$3,480/mo
47% occ.
10.9%
$4,447/mo
57% occ.
13.3%
$5,413/mo
current
67% occ.
15.6%
$6,379/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.