T4 flat in Fojo, Portimão Cidade, Portimão
T4 flat in Fojo, Portimão Cidade, Portimão — image 2T4 flat in Fojo, Portimão Cidade, Portimão — image 3T4 flat in Fojo, Portimão Cidade, Portimão — image 4T4 flat in Fojo, Portimão Cidade, Portimão — image 5
Grade Aapartmentmid-range

T4 flat in Fojo, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€449,900

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

15.4%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% 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: €80,192/yr
Average Daily Rate: €537
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 6.9 years
5-yr Capital Value: €591,162
10-yr Capital Value: €719,239
Brixfox Score: 78.7 / 100
Comparable Properties: 9
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.

€520,870

+15.8% over asking

Asking price€449,900
IMT — Property transfer tax (investment schedule)€23,822
IS — Stamp duty (0.8%)€3,599
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,749
Total acquisition costs€35,420
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€520,870

Gross yield (asking price)

17.8%

True gross yield (all-in)

15.4%

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: 4
Bathrooms: 3
Building: 180 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted wood accent wallmodern pendant lightinglarge sliding glass doors

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
5.6
Rental Demand
4.09
Payback Speed
5
STR Suitability
3

Description

Discover this beautifully maintained 4-bedroom, 3-bathroom suite in the serene neighborhood of Faro, Portimão. This spacious 180m² property offers a perfect blend of comfort and modern living, featuring ample natural light and a peaceful atmosphere. The layout includes a welcoming entrance hall, a cozy living area, an

Location

📍 37.1391°N, 8.5494°W

· Portimão, Algarve, Portugal

View on CENTURY 21 Best Choice →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Fojo, Portimão Cidade, Portimão

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

Grade A investment — short-term rental yields 12.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+17.3%
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
12.3%
$5,025/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

Discover this beautifully maintained 4-bedroom, 3-bathroom suite in the serene neighborhood of Faro, Portimão. This spacious 180m² property offers a perfect blend of comfort and modern living, featuring ample natural light and a peaceful atmosphere. The layout includes a welcoming entrance hall, a cozy living area, an

Income Breakdown

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Nightly Rate (ADR)
$787/night
50% ($362)Brixfox estimate($787/night)200% ($1448)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$60,296
Airbnb data$787/night · 41% occupancy
Rental income
$787/night · 41% occ.
$117,600
Running costs (20%)
Utilities, cleaning, maintenance
-$23,520
Income tax (10%)
Indonesian rental income tax
-$32,928
Property tax
Annual property tax
-$856
Net income
12.3% ROI
$60,296

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$489,022
IMT (transfer tax, investment schedule)$25,893
Imposto de Selo (stamp duty)$3,912
Notary & registration$1,359
Legal / due diligence$7,336
Total acquisition costs$38,500
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$566,163

Gross yield (asking)

24.0%

True gross yield (all-in)

20.8%

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.

$4.7M$3.5M$2.4M$1.2M$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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$295K
Total Position
$842K
+87%
13.4%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$636K
Total Position
$1.3M
+189%
11.2%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$1.5M
Total Position
$2.5M
+450%
8.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$2.6M
Total Position
$4.1M
+811%
7.6%/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
12.3% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$724 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

High rental yield at 12.3% — outperforms most villas in this market
Premium nightly rate of $724 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — 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

30% occ.
12.2%
$4,955/mo
40% occ.
16.3%
$6,630/mo
current
41% occ.
16.7%
$6,789/mo
current
51% occ.
20.8%
$8,465/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.