T2 flat, Urbanização Litoral Mar, 4, Três Castelos, Portimão
T2 flat, Urbanização Litoral Mar, 4, Três Castelos, Portimão — image 2T2 flat, Urbanização Litoral Mar, 4, Três Castelos, Portimão — image 3T2 flat, Urbanização Litoral Mar, 4, Três Castelos, Portimão — image 4T2 flat, Urbanização Litoral Mar, 4, Três Castelos, Portimão — image 5
Grade Bapartmentluxury

T2 flat, Urbanização Litoral Mar, 4, Três Castelos, Portimão

Portimão · Western Algarve ·

€499,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €27,456/yr
Average Daily Rate: €174
Payback Period: 22.3 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 59.8 / 100
Comparable Properties: 85
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.

€579,427

+16.1% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
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)€579,427

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.7%

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: 123 m²
Style: modern
Condition: new-build
Energy Certificate: A
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated lightingminimalist decorlarge sliding glass doorsbuilt-in shelving unit

Score Breakdown

ROI
14.68
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.46
Rental Demand
4.32
Payback Speed
1
STR Suitability
3

Description

The 5 SENSES is a new urban development in Portimão, 2nd largest city of the Algarve, Portugal’s small paradise of crystal-clear waters and stunning landscapes. It consists of a set of 30 units, all residential apartments, divided by 5 floors. There, in each floor, you will find typologies that go from T1 (1 bed proper

Location

📍 37.1217°N, 8.5490°W

· Portimão, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat, Urbanização Litoral Mar, 4, Três Castelos, Portimão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
123 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 Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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%
+$123K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$1,672/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
27.0 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

The 5 SENSES is a new urban development in Portimão, 2nd largest city of the Algarve, Portugal’s small paradise of crystal-clear waters and stunning landscapes. It consists of a set of 30 units, all residential apartments, divided by 5 floors. There, in each floor, you will find typologies that go from T1 (1 bed proper

Income Breakdown

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Nightly Rate (ADR)
$256/night
50% ($118)Brixfox estimate($256/night)200% ($472)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$20,063
Airbnb data$256/night · 43% occupancy
Rental income
$256/night · 43% occ.
$40,408
Running costs (20%)
Utilities, cleaning, maintenance
-$8,082
Income tax (10%)
Indonesian rental income tax
-$11,314
Property tax
Annual property tax
-$949
Net income
3.7% ROI
$20,063

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$629,812

Gross yield (asking)

7.4%

True gross yield (all-in)

6.4%

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.

$2.9M$2.2M$1.4M$718K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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
$607K
+22%
Rental Income
+$98K
Total Position
$705K
+41%
7.2%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$212K
Total Position
$950K
+90%
6.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$496K
Total Position
$1.6M
+219%
6.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$878K
Total Position
$2.5M
+400%
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
Weak
43% average occupancy
Nightly Rate
Strong
$236 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 $236 — 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
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

30% occ.
3.4%
$1,559/mo
40% occ.
4.7%
$2,104/mo
43% occ.
5.0%
$2,278/mo
current
53% occ.
6.2%
$2,824/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.