T2 flat in Rua do Colégio, Portimão
T2 flat in Rua do Colégio, Portimão — image 2T2 flat in Rua do Colégio, Portimão — image 3T2 flat in Rua do Colégio, Portimão — image 4T2 flat in Rua do Colégio, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Colégio, Portimão

Portimão · Western Algarve ·

€265,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €24,696/yr
Average Daily Rate: €139
Payback Period: 13.2 years
5-yr Capital Value: €348,206
10-yr Capital Value: €423,646
Brixfox Score: 65.6 / 100
Comparable Properties: 82
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€311,142

+17.4% over asking

Asking price€265,000
IMT — Property transfer tax (investment schedule)€9,547
IS — Stamp duty (0.8%)€2,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,975
Total acquisition costs€16,892
Renovation (est. €55/m² × 80 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,400
(€2,400–€6,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€311,142

Gross yield (asking price)

9.3%

True gross yield (all-in)

7.9%

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: 2
Bathrooms: 1
Building: 80 m²
Style: contemporary
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

two-tone kitchen cabinetrydark accent wall in living room

Score Breakdown

ROI
19.43
Visual Appeal
9.4
Ownership Security
13
Location
9.36
Land & Space
3.6
Rental Demand
4.86
Payback Speed
3
STR Suitability
3

Description

This spacious 2 bedroom flat is located in the centre of Portimão, close to all amenities and services, such as restaurants and supermarkets and all kinds of commerce, has a great sun exposure facing south and is just a few minutes from Praia da Rocha. The flat consists of entrance hall, spacious living room and equip

Location

📍 37.1376°N, 8.5371°W

· Portimão, Algarve, Portugal

View on Imobipera - Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua do Colégio, Portimão

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

Grade B+ investment — short-term rental yields 6.4% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$65K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,526/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
15.7 yr
Rental only

Property details

Energy: C
Condition: good

Description

This spacious 2 bedroom flat is located in the centre of Portimão, close to all amenities and services, such as restaurants and supermarkets and all kinds of commerce, has a great sun exposure facing south and is just a few minutes from Praia da Rocha. The flat consists of entrance hall, spacious living room and equip

Income Breakdown

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Nightly Rate (ADR)
$204/night
50% ($94)Brixfox estimate($204/night)200% ($375)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$18,318
Airbnb data$204/night · 49% occupancy
Rental income
$204/night · 49% occ.
$36,196
Running costs (20%)
Utilities, cleaning, maintenance
-$7,239
Income tax (10%)
Indonesian rental income tax
-$10,135
Property tax
Annual property tax
-$504
Net income
6.4% ROI
$18,318

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$288,043
IMT (transfer tax, investment schedule)$10,377
Imposto de Selo (stamp duty)$2,304
Notary & registration$1,359
Legal / due diligence$4,321
Total acquisition costs$18,361
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,783
($2,609–$6,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$338,198

Gross yield (asking)

12.6%

True gross yield (all-in)

10.7%

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.

$1.9M$1.4M$955K$478K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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 14: 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
$322K
+22%
Rental Income
+$89K
Total Position
$412K
+55%
9.2%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$193K
Total Position
$585K
+121%
8.2%/yr
Year 20
Capital Value
$581K
+119%
Rental Income
+$453K
Total Position
$1.0M
+290%
7.0%/yr
Year 30
Capital Value
$860K
+224%
Rental Income
+$802K
Total Position
$1.7M
+527%
6.3%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$188 per night
Visual Appeal
Good
6/10 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 49% — 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.
5.3%
$1,261/mo
40% occ.
7.1%
$1,695/mo
49% occ.
8.6%
$2,069/mo
current
59% occ.
10.4%
$2,504/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.