T1 flat in Rua Maria Eugénia Silva Horta, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T1 flat in Rua Maria Eugénia Silva Horta, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T1 flat in Rua Maria Eugénia Silva Horta, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T1 flat in Rua Maria Eugénia Silva Horta, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T1 flat in Rua Maria Eugénia Silva Horta, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Rua Maria Eugénia Silva Horta, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€249,900

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

48%

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: €18,130/yr
Average Daily Rate: €104
Payback Period: 17.2 years
5-yr Capital Value: €328,365
10-yr Capital Value: €399,506
Brixfox Score: 62.1 / 100
Comparable Properties: 83
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€290,798

+16.4% over asking

Asking price€249,900
IMT — Property transfer tax (investment schedule)€8,490
IS — Stamp duty (0.8%)€1,999
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,749
Total acquisition costs€15,488
Renovation (est. €55/m² × 62 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,410
(€1,860–€4,960)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€290,798

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.2%

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: 1
Building: 62 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/dining/kitchenbalcony access from living area

Score Breakdown

ROI
16.72
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.24
Rental Demand
4.77
Payback Speed
2
STR Suitability
3

Description

T1 Alto do Quintão - Portimão T1 apartment located in the prestigious Sol Building, in the Alto do Quintão area. Situated in a quiet and central area, close to supermarkets, restaurants, services, and a few minutes from the beaches. The property consists of: Spacious living room with good natural light Equipped kitchen

Location

📍 37.1323°N, 8.5452°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T1 flat in Rua Maria Eugénia Silva Horta, Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 4.8% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$62K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,096/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.7 yr
Rental only

Property details

Year built: 2008
Energy: D
Condition: good

Description

T1 Alto do Quintão - Portimão T1 apartment located in the prestigious Sol Building, in the Alto do Quintão area. Situated in a quiet and central area, close to supermarkets, restaurants, services, and a few minutes from the beaches. The property consists of: Spacious living room with good natural light Equipped kitchen

Income Breakdown

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Nightly Rate (ADR)
$151/night
50% ($69)Brixfox estimate($151/night)200% ($277)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$13,153
Airbnb data$151/night · 48% occupancy
Rental income
$151/night · 48% occ.
$26,208
Running costs (20%)
Utilities, cleaning, maintenance
-$5,242
Income tax (10%)
Indonesian rental income tax
-$7,338
Property tax
Annual property tax
-$475
Net income
4.8% ROI
$13,153

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$271,630
IMT (transfer tax, investment schedule)$9,228
Imposto de Selo (stamp duty)$2,173
Notary & registration$1,359
Legal / due diligence$4,075
Total acquisition costs$16,835
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,707
($2,022–$5,391)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$316,085

Gross yield (asking)

9.6%

True gross yield (all-in)

8.3%

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.

$1.6M$1.2M$797K$399K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $250K
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 17: 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
$304K
+22%
Rental Income
+$64K
Total Position
$368K
+47%
8.1%/yr
Year 10
Capital Value
$370K
+48%
Rental Income
+$139K
Total Position
$509K
+104%
7.4%/yr
Year 20
Capital Value
$548K
+119%
Rental Income
+$325K
Total Position
$873K
+249%
6.5%/yr
Year 30
Capital Value
$811K
+224%
Rental Income
+$576K
Total Position
$1.4M
+455%
5.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Average
5/10 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
Yield of 4.8% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.1%
$922/mo
40% occ.
5.5%
$1,243/mo
48% occ.
6.6%
$1,489/mo
current
58% occ.
8.0%
$1,810/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.