T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão
T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 2T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 3T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 4T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão — image 5
Grade Bapartmentluxury

T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão

Portimão · Western Algarve ·

€390,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

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: €24,815/yr
Average Daily Rate: €128
Payback Period: 19.6 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 61.8 / 100
Comparable Properties: 85
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€452,850

+16.1% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
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)€452,850

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.5%

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: 77 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 poolgym with large windowsvertical gardens on building facadeintegrated mirrored wall in living area

Score Breakdown

ROI
15.62
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.54
Rental Demand
5.3
Payback Speed
2
STR Suitability
3

Description

T1 apartment with 62m2 and a 15m2 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

T1 flat in Avenida das Comunidades Lusíadas, Nn, Três Castelos, Portimão

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

Grade B investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$96K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$1,493/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
23.7 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

T1 apartment with 62m2 and a 15m2 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)
$185/night
50% ($85)Brixfox estimate($185/night)200% ($341)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$17,913
Airbnb data$185/night · 53% occupancy
Rental income
$185/night · 53% occ.
$35,874
Running costs (20%)
Utilities, cleaning, maintenance
-$7,175
Income tax (10%)
Indonesian rental income tax
-$10,045
Property tax
Annual property tax
-$742
Net income
4.2% ROI
$17,913

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$492,228

Gross yield (asking)

8.5%

True gross yield (all-in)

7.3%

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.

$2.4M$1.8M$1.2M$589K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$474K
+22%
Rental Income
+$87K
Total Position
$562K
+44%
7.6%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$189K
Total Position
$766K
+96%
7.0%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$443K
Total Position
$1.3M
+233%
6.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$784K
Total Position
$2.0M
+425%
5.7%/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
4.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Good
$171 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

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
Yield of 4.2% 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

33% occ.
3.5%
$1,241/mo
43% occ.
4.6%
$1,636/mo
53% occ.
5.7%
$2,031/mo
current
63% occ.
6.9%
$2,426/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.