T2 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão
T2 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 2T2 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 3T2 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 4T2 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 5
Grade Bapartmentluxury

T2 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão

Portimão · Western Algarve ·

€610,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,959/yr
Average Daily Rate: €174
Payback Period: 26.6 years
5-yr Capital Value: €801,531
10-yr Capital Value: €975,185
Brixfox Score: 58 / 100
Comparable Properties: 83
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€704,360

+15.5% over asking

Asking price€610,000
IMT — Property transfer tax (investment schedule)€36,630
IS — Stamp duty (0.8%)€4,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,150
Total acquisition costs€51,910
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€704,360

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 2
Building: 134 m²
Style: modern
Condition: new-build
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolvertical gardens on building facadeintegrated gym with large windowsopen-plan living with modern kitchenminimalist interior design

Score Breakdown

ROI
13.57
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.68
Rental Demand
4.41
Payback Speed
0
STR Suitability
3

Description

T2 apartment with 93m2 and a 41m2 balcony, in Praia da Rocha Beach Walk Residences is a new residential development being built in Praia da Rocha, Algarve. Located just 150 m from the beach, this elegant gated community was designed valuing environmental and housing sustainability, with careful selection of materials

Location

📍 37.1196°N, 8.5447°W

· Portimão, Algarve, Portugal

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

T2 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão

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

Grade B investment — short-term rental yields 3.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$150K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$1,700/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.5 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

T2 apartment with 93m2 and a 41m2 balcony, in Praia da Rocha Beach Walk Residences is a new residential development being built in Praia da Rocha, Algarve. Located just 150 m from the beach, this elegant gated community was designed valuing environmental and housing sustainability, with careful selection of materials

Income Breakdown

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Nightly Rate (ADR)
$258/night
50% ($119)Brixfox estimate($258/night)200% ($474)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$20,404
Airbnb data$258/night · 44% occupancy
Rental income
$258/night · 44% occ.
$41,471
Running costs (20%)
Utilities, cleaning, maintenance
-$8,294
Income tax (10%)
Indonesian rental income tax
-$11,612
Property tax
Annual property tax
-$1,160
Net income
3.1% ROI
$20,404

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$663,043
IMT (transfer tax, investment schedule)$39,815
Imposto de Selo (stamp duty)$5,304
Notary & registration$1,359
Legal / due diligence$9,946
Total acquisition costs$56,424
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$765,609

Gross yield (asking)

6.3%

True gross yield (all-in)

5.4%

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.

$3.3M$2.5M$1.7M$826K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $610K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$742K
+22%
Rental Income
+$100K
Total Position
$842K
+38%
6.7%/yr
Year 10
Capital Value
$903K
+48%
Rental Income
+$215K
Total Position
$1.1M
+83%
6.2%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$504K
Total Position
$1.8M
+202%
5.7%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$893K
Total Position
$2.9M
+371%
5.3%/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
Average
3.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$237 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 $237 — 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 3.1% 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.
2.8%
$1,549/mo
40% occ.
3.8%
$2,098/mo
44% occ.
4.2%
$2,322/mo
current
54% occ.
5.2%
$2,871/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.