T2 flat in Rua Doutor Afonso Costa, Nn, Centro, Alvor
T2 flat in Rua Doutor Afonso Costa, Nn, Centro, Alvor — image 2T2 flat in Rua Doutor Afonso Costa, Nn, Centro, Alvor — image 3T2 flat in Rua Doutor Afonso Costa, Nn, Centro, Alvor — image 4T2 flat in Rua Doutor Afonso Costa, Nn, Centro, Alvor — image 5
Grade Bapartmentmid-range

T2 flat in Rua Doutor Afonso Costa, Nn, Centro, Alvor

Portimão · Western Algarve ·

€685,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,129/yr
Average Daily Rate: €196
Payback Period: 22.2 years
5-yr Capital Value: €900,080
10-yr Capital Value: €1.1M
Brixfox Score: 61.4 / 100
Comparable Properties: 46
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€770,455

+12.5% over asking

Asking price€685,000
IMT — Property transfer tax (investment schedule)€41,100
IS — Stamp duty (0.8%)€5,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,275
Total acquisition costs€58,105
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€770,455

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.9%

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: 204 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiescommunal swimming poolmodern facade

Score Breakdown

ROI
14.71
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.34
Payback Speed
1
STR Suitability
3

Description

T2 apartment in Alvor with private terrace, pool, and garage box. A few minutes from the beach. Discover this exclusive T2 apartment in Alvor with a private terrace and stunning views over the Alvor River estuary, set within a gated community with a swimming pool and ample green spaces. Brand new, this property stands

Location

📍 37.1315°N, 8.5926°W

· Portimão, Algarve, Portugal

View on Melina Fernandez →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Doutor Afonso Costa, Nn, Centro, Alvor

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

Grade B investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$169K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$2,308/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
26.9 yr
Rental only

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

T2 apartment in Alvor with private terrace, pool, and garage box. A few minutes from the beach. Discover this exclusive T2 apartment in Alvor with a private terrace and stunning views over the Alvor River estuary, set within a gated community with a swimming pool and ample green spaces. Brand new, this property stands

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$286/night
50% ($132)Brixfox estimate($286/night)200% ($527)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$27,699
Airbnb data$286/night · 53% occupancy
Rental income
$286/night · 53% occ.
$55,773
Running costs (20%)
Utilities, cleaning, maintenance
-$11,155
Income tax (10%)
Indonesian rental income tax
-$15,616
Property tax
Annual property tax
-$1,303
Net income
3.7% ROI
$27,699

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$744,565
IMT (transfer tax, investment schedule)$44,674
Imposto de Selo (stamp duty)$5,957
Notary & registration$1,359
Legal / due diligence$11,168
Total acquisition costs$63,158
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$837,451

Gross yield (asking)

7.5%

True gross yield (all-in)

6.7%

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.

$3.9M$3.0M$2.0M$987K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $685K
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 21: 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
$833K
+22%
Rental Income
+$135K
Total Position
$969K
+41%
7.2%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$292K
Total Position
$1.3M
+91%
6.7%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$685K
Total Position
$2.2M
+219%
6.0%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.2M
Total Position
$3.4M
+401%
5.5%/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
3.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$263 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $263 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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.
3.1%
$1,925/mo
43% occ.
4.1%
$2,535/mo
53% occ.
5.1%
$3,145/mo
current
63% occ.
6.1%
$3,755/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.