T1 flat in Rua do Luar, 4, Três Castelos, Portimão
T1 flat in Rua do Luar, 4, Três Castelos, Portimão — image 2T1 flat in Rua do Luar, 4, Três Castelos, Portimão — image 3T1 flat in Rua do Luar, 4, Três Castelos, Portimão — image 4T1 flat in Rua do Luar, 4, Três Castelos, Portimão — image 5
Grade B+apartmentluxury

T1 flat in Rua do Luar, 4, Três Castelos, Portimão

Portimão · Western Algarve ·

€399,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €33,338/yr
Average Daily Rate: €174
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.9 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 71 / 100
Comparable Properties: 84
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.

€462,777

+16.0% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€462,777

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.2%

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: 2
Building: 115 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconies with glass railingswooden slat privacy screensinfinity-edge style pool

Score Breakdown

ROI
18.09
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
4.3
Rental Demand
5.25
Payback Speed
3
STR Suitability
3

Description

Fantastic 1 bedroom flat, new construction finished in February 2026, inserted in the spectacular gated community called 'Litoral Blue', located in an area of excellence, just 5 minutes walk from the beach. This fantastic flat of large areas consists of an entrance hall, a full bathroom for visitors, a storage area, a

Location

📍 37.1227°N, 8.5482°W

· Portimão, Algarve, Portugal

View on Mega Homes - Mediação Imobiliária/Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua do Luar, 4, Três Castelos, Portimão

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

Grade B+ investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$98K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$2,027/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.8 yr
Rental only

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

Fantastic 1 bedroom flat, new construction finished in February 2026, inserted in the spectacular gated community called 'Litoral Blue', located in an area of excellence, just 5 minutes walk from the beach. This fantastic flat of large areas consists of an entrance hall, a full bathroom for visitors, a storage area, a

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($463)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$24,324
Airbnb data$252/night · 53% occupancy
Rental income
$252/night · 53% occ.
$48,236
Running costs (20%)
Utilities, cleaning, maintenance
-$9,647
Income tax (10%)
Indonesian rental income tax
-$13,506
Property tax
Annual property tax
-$759
Net income
5.6% ROI
$24,324

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$503,018

Gross yield (asking)

11.1%

True gross yield (all-in)

9.6%

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.

$2.7M$2.0M$1.4M$678K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$119K
Total Position
$604K
+51%
8.7%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$257K
Total Position
$847K
+112%
7.8%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$601K
Total Position
$1.5M
+270%
6.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+491%
6.1%/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
Good
5.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$231 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $231 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
4.6%
$1,679/mo
43% occ.
6.1%
$2,215/mo
53% occ.
7.6%
$2,750/mo
current
63% occ.
9.1%
$3,286/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.