T1 flat in Avenida das Comunidades Lusiadas & Rua so Sol, 2, Praia da Rocha, Portimão
T1 flat in Avenida das Comunidades Lusiadas & Rua so Sol, 2, Praia da Rocha, Portimão — image 2T1 flat in Avenida das Comunidades Lusiadas & Rua so Sol, 2, Praia da Rocha, Portimão — image 3T1 flat in Avenida das Comunidades Lusiadas & Rua so Sol, 2, Praia da Rocha, Portimão — image 4T1 flat in Avenida das Comunidades Lusiadas & Rua so Sol, 2, Praia da Rocha, Portimão — image 5
Grade B+apartmentluxury

T1 flat in Avenida das Comunidades Lusiadas & Rua so Sol, 2, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€400,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €33,666/yr
Average Daily Rate: €171
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.8 years
5-yr Capital Value: €525,594
10-yr Capital Value: €639,466
Brixfox Score: 70.1 / 100
Comparable Properties: 87
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€463,880

+16.0% over asking

Asking price€400,000
IMT — Property transfer tax (investment schedule)€19,830
IS — Stamp duty (0.8%)€3,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,000
Total acquisition costs€30,280
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)€463,880

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.3%

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: 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 glass wallsslatted wood accent wallsintegrated shelving and TV unitbacklit mirror with floating console

Score Breakdown

ROI
18.21
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
3.54
Rental Demand
5.39
Payback Speed
3
STR Suitability
3

Description

Beach Walk Residences – Luxury Apartments - Promoção Genuíno Investments - Inaugural Table The BeachWalk development is a gated community distinguished by its modern, bold architectural design. It is located in the heart of Praia da Rocha, less than 150 meters from the sea, a luxurious location between Marina de Port

Location

📍 37.1197°N, 8.5427°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Avenida das Comunidades Lusiadas & Rua so Sol, 2, Praia da Rocha, 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 5.7% net return annually.

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The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$98K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$2,056/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.6 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

Beach Walk Residences – Luxury Apartments - Promoção Genuíno Investments - Inaugural Table The BeachWalk development is a gated community distinguished by its modern, bold architectural design. It is located in the heart of Praia da Rocha, less than 150 meters from the sea, a luxurious location between Marina de Port

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$249/night
50% ($114)Brixfox estimate($249/night)200% ($457)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$24,678
Airbnb data$249/night · 54% occupancy
Rental income
$249/night · 54% occ.
$48,921
Running costs (20%)
Utilities, cleaning, maintenance
-$9,784
Income tax (10%)
Indonesian rental income tax
-$13,698
Property tax
Annual property tax
-$761
Net income
5.7% ROI
$24,678

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$434,783
IMT (transfer tax, investment schedule)$21,554
Imposto de Selo (stamp duty)$3,478
Notary & registration$1,359
Legal / due diligence$6,522
Total acquisition costs$32,913
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$504,217

Gross yield (asking)

11.3%

True gross yield (all-in)

9.7%

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.

$2.7M$2.1M$1.4M$684K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $400K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$487K
+22%
Rental Income
+$121K
Total Position
$607K
+52%
8.7%/yr
Year 10
Capital Value
$592K
+48%
Rental Income
+$260K
Total Position
$852K
+113%
7.9%/yr
Year 20
Capital Value
$876K
+119%
Rental Income
+$610K
Total Position
$1.5M
+272%
6.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+494%
6.1%/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
Good
5.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$229 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 $229 — 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
Occupancy at 54% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
4.8%
$1,732/mo
44% occ.
6.2%
$2,261/mo
54% occ.
7.7%
$2,790/mo
current
64% occ.
9.2%
$3,320/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.