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 B+apartmentluxury

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

Portimão · Western Algarve ·

€610,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

45%

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: €37,233/yr
Average Daily Rate: €225
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 20.5 years
5-yr Capital Value: €801,531
10-yr Capital Value: €975,185
Brixfox Score: 65.4 / 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)

6.1%

True gross yield (all-in)

5.3%

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: 111 m²
Style: modern
Condition: new-build
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted wood accent wallintegrated shelving and media unitvertical garden facadeinfinity edge pool

Score Breakdown

ROI
15.3
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
4.22
Rental Demand
4.54
Payback Speed
1
STR Suitability
3

Description

T2 apartment with 88m2 and a 23m2 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
111 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.0%
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
4.0%
$2,236/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
24.7 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

T2 apartment with 88m2 and a 23m2 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)
$325/night
50% ($149)Brixfox estimate($325/night)200% ($597)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$26,826
Airbnb data$325/night · 45% occupancy
Rental income
$325/night · 45% occ.
$53,821
Running costs (20%)
Utilities, cleaning, maintenance
-$10,764
Income tax (10%)
Indonesian rental income tax
-$15,070
Property tax
Annual property tax
-$1,160
Net income
4.0% ROI
$26,826

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)

8.1%

True gross yield (all-in)

7.0%

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.

$3.6M$2.7M$1.8M$906K$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 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
$742K
+22%
Rental Income
+$131K
Total Position
$873K
+43%
7.4%/yr
Year 10
Capital Value
$903K
+48%
Rental Income
+$283K
Total Position
$1.2M
+94%
6.9%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$663K
Total Position
$2.0M
+228%
6.1%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.2M
Total Position
$3.2M
+417%
5.6%/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
4.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$299 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

Premium nightly rate of $299 — positioned in the top tier
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 4.0% 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.
3.6%
$1,977/mo
40% occ.
4.8%
$2,669/mo
45% occ.
5.5%
$3,043/mo
current
55% occ.
6.8%
$3,734/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.