T2 flat in Rua Engenheiro Francisco Bívar, 6, Praia da Rocha, Portimão
T2 flat in Rua Engenheiro Francisco Bívar, 6, Praia da Rocha, Portimão — image 2T2 flat in Rua Engenheiro Francisco Bívar, 6, Praia da Rocha, Portimão — image 3T2 flat in Rua Engenheiro Francisco Bívar, 6, Praia da Rocha, Portimão — image 4T2 flat in Rua Engenheiro Francisco Bívar, 6, Praia da Rocha, Portimão — image 5
Grade C+apartmentluxury

T2 flat in Rua Engenheiro Francisco Bívar, 6, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€1.1M

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

1.9%

True Gross Yield

41%

Occupancy

Projected Gross Revenue: €22,879/yr
Average Daily Rate: €155
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 57.6 / 100
Comparable Properties: 100
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€1.2M

+12.0% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,030
IS — Stamp duty (0.8%)€8,804
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,508
Total acquisition costs€92,592
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.9%

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: 3
Building: 116 m²
Style: modern
Condition: new-build
Year Built: 2027
Energy Certificate: B-

AL licence status unconfirmed

No AL licence is on record for this listing. The Algarve has no containment zones, so a new AL registration is normally obtainable — verify with the local câmara municipal before counting on STR income.

Design Features

modern globe chandeliersdark wood dining table with curved edgesvelvet dining chairsintegrated kitchen with display shelvingdark marble kitchen backsplash and countertop

Score Breakdown

ROI
1.92
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.32
Rental Demand
4.05
Payback Speed
0
STR Suitability
4

Description

2 bedroom flat with balcony 7.30m2 consisting of living room in openspace, two suites and a bathroom. It also has a box garage with 3 spaces Imagine living just steps from the golden sand of Praia da Rocha, in a gated community that combines contemporary architecture, excellent finishes and luxury amenities. The Ocean

Location

📍 37.1199°N, 8.5385°W

Approximate location — mapped to the centre of Portimão

· Portimão, Algarve, Portugal

Confirmed on the market 6 days ago.

Listed by Imojoy Real Estate via Idealista.pt
2-bedroom freehold apartment in Portimão — photo 1 of 5
Idealista.pt
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T2 flat in Rua Engenheiro Francisco Bívar, 6, Praia da Rocha, Portimão

Portimão · Western Algarve · Ref BF-2841Source · Idealista.pt · listed 16 Apr 2026
Asking price
€1,100,500
Inquire — direct to agent
Bedrooms
2
Bathrooms
3
Built area
116 m²
Brixfox Score 58 · C+Financial analysis ↓

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Property details

Year built: 2027
Energy: B-
Condition: new-build

Description

2 bedroom flat with balcony 7.30m2 consisting of living room in openspace, two suites and a bathroom. It also has a box garage with 3 spaces Imagine living just steps from the golden sand of Praia da Rocha, in a gated community that combines contemporary architecture, excellent finishes and luxury amenities. The Ocean

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR and revenue are the expected BOOKED figures — nearby asking prices corrected by our measured asking-to-booked factor (Portugal's calendar dataset is young, so this is a conservative estimate). Occupancy is the seasonality-adjusted full-year rate. The comp cards below show raw asking prices.
Expected ADR
€155
Expected booked rate (asking prices × measured booked factor)
Expected occupancy
41%
Full-year estimate, market-calibrated
Projected annual revenue
€22,879
ADR × occupancy × 365
Comp data observed in USD · converted at €0.88/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
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N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 8.4% of price, auto-calculated
€92,592
IMT (transfer tax, investment schedule)€66,030
Imposto de Selo (stamp duty)€8,804
Notary & registration€1,250
Legal fees€16,508
Renovation budget· Move-in ready. No renovation budgeted.
€
Furniture & STR launch· default ≈ €19,975/bedroom
€
All-in investment
€1,233,042
+12.0% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
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Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4.5% · Portimão 5-yr avg — historical, not a forecast8%
Indicative total return
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••% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Portimão

Western Algarve, Approximate area

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Apartment Scorecard

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Source · Idealista.pt

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.