T4 flat in Rua do Fojo, Fojo, Portimão Cidade, Portimão
T4 flat in Rua do Fojo, Fojo, Portimão Cidade, Portimão — image 2T4 flat in Rua do Fojo, Fojo, Portimão Cidade, Portimão — image 3T4 flat in Rua do Fojo, Fojo, Portimão Cidade, Portimão — image 4T4 flat in Rua do Fojo, Fojo, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T4 flat in Rua do Fojo, Fojo, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€449,900

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

12.9%

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: €67,646/yr
Average Daily Rate: €449
Payback Period: 8.2 years
5-yr Capital Value: €591,162
10-yr Capital Value: €719,239
Brixfox Score: 74.1 / 100
Comparable Properties: 8
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€523,370

+16.3% 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.		€38,050
All-in investment (incl. renovation & furnishing)€523,370

Gross yield (asking price)

15.0%

True gross yield (all-in)

12.9%

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: 4
Bathrooms: 3
Building: 180 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted wood accent wall with integrated TV unitmodern pendant lightinglarge sliding glass doors to balcony

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
5.6
Rental Demand
4.13
Payback Speed
4
STR Suitability
3

Description

Excellent new 180 m² T4 apartment of high quality located in Portimão. Fully equipped with an electrical system that controls all lights and blinds, and underfloor heating. Pre-installation of air conditioning. T4 Configuration: - Entrance hall - Living room - Equipped kitchen - 4 Bedrooms (two of them en-suite) - 3

Location

📍 37.1406°N, 8.5475°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T4 flat in Rua do Fojo, Fojo, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 10.4% net return annually.

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The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.3%
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
10.4%
$4,228/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
9.6 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

Excellent new 180 m² T4 apartment of high quality located in Portimão. Fully equipped with an electrical system that controls all lights and blinds, and underfloor heating. Pre-installation of air conditioning. T4 Configuration: - Entrance hall - Living room - Equipped kitchen - 4 Bedrooms (two of them en-suite) - 3

Income Breakdown

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Nightly Rate (ADR)
$659/night
50% ($303)Brixfox estimate($659/night)200% ($1212)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$50,737
Airbnb data$659/night · 41% occupancy
Rental income
$659/night · 41% occ.
$99,216
Running costs (20%)
Utilities, cleaning, maintenance
-$19,843
Income tax (10%)
Indonesian rental income tax
-$27,781
Property tax
Annual property tax
-$856
Net income
10.4% ROI
$50,737

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.		$41,359
All-in investment$568,880

Gross yield (asking)

20.3%

True gross yield (all-in)

17.4%

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.

$4.2M$3.2M$2.1M$1.1M$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 9: 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
+$248K
Total Position
$795K
+77%
12.1%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$535K
Total Position
$1.2M
+167%
10.3%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$1.3M
Total Position
$2.2M
+398%
8.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$2.2M
Total Position
$3.7M
+718%
7.3%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$606 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 10.4% — outperforms most villas in this market
Premium nightly rate of $606 — 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.
10.1%
$4,136/mo
40% occ.
13.6%
$5,538/mo
41% occ.
14.0%
$5,716/mo
current
51% occ.
17.5%
$7,119/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.