T3 flat, Marginal de Alvor, 4, Centro, Alvor
T3 flat, Marginal de Alvor, 4, Centro, Alvor — image 2T3 flat, Marginal de Alvor, 4, Centro, Alvor — image 3T3 flat, Marginal de Alvor, 4, Centro, Alvor — image 4T3 flat, Marginal de Alvor, 4, Centro, Alvor — image 5
Grade C+apartmentluxury

T3 flat, Marginal de Alvor, 4, Centro, Alvor

Portimão · Western Algarve ·

€1.1M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €38,872/yr
Average Daily Rate: €324
Payback Period: 35.3 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 54.7 / 100
Comparable Properties: 11
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€1.2M

+13.1% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 3
Bathrooms: 3
Building: 282 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with sea view and outdoor kitchenlarge communal pool area with stylish loungersmodern open-plan living and dining areaproximity to beach and marina

Score Breakdown

ROI
11.02
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.29
Payback Speed
0
STR Suitability
3

Description

T3 apartment with 144 m2 of private gross area, outdoor area of 91 m2 and 2 parking spaces, inserted in a new residential development to be built next to Praia de Alvor. Comprising 24 apartments, of types T2 and T3, which combine a privileged location with the charm and tranquility of one of the most authentic areas o

Location

📍 37.1266°N, 8.5947°W

· Portimão, Algarve, Portugal

View on Dils Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat, Marginal de Alvor, 4, Centro, Alvor

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

Grade C+ investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$271K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$2,264/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
44.0 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

T3 apartment with 144 m2 of private gross area, outdoor area of 91 m2 and 2 parking spaces, inserted in a new residential development to be built next to Praia de Alvor. Comprising 24 apartments, of types T2 and T3, which combine a privileged location with the charm and tranquility of one of the most authentic areas o

Income Breakdown

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Nightly Rate (ADR)
$469/night
50% ($216)Brixfox estimate($469/night)200% ($862)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$27,163
Airbnb data$469/night · 33% occupancy
Rental income
$469/night · 33% occ.
$56,260
Running costs (20%)
Utilities, cleaning, maintenance
-$11,252
Income tax (10%)
Indonesian rental income tax
-$15,753
Property tax
Annual property tax
-$2,092
Net income
2.3% ROI
$27,163

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$1,195,652
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal / due diligence$17,935
Total acquisition costs$100,598
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,352,011

Gross yield (asking)

4.7%

True gross yield (all-in)

4.2%

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.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$133K
Total Position
$1.5M
+34%
6.0%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$286K
Total Position
$1.9M
+74%
5.7%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$671K
Total Position
$3.1M
+180%
5.3%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$1.2M
Total Position
$4.8M
+332%
5.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$431 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $431 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below 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.
2.8%
$2,819/mo
40% occ.
3.8%
$3,817/mo
33% occ.
3.1%
$3,107/mo
current
43% occ.
4.1%
$4,105/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.