T2 flat, Rua Nova da Boavista, 24, Boavista, Portimão
T2 flat, Rua Nova da Boavista, 24, Boavista, Portimão — image 2T2 flat, Rua Nova da Boavista, 24, Boavista, Portimão — image 3T2 flat, Rua Nova da Boavista, 24, Boavista, Portimão — image 4T2 flat, Rua Nova da Boavista, 24, Boavista, Portimão — image 5
Grade B+apartmentluxury

T2 flat, Rua Nova da Boavista, 24, Boavista, Portimão

Portimão · Western Algarve ·

€322,500

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €26,567/yr
Average Daily Rate: €146
+14.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 15.1 years
5-yr Capital Value: €423,760
10-yr Capital Value: €515,569
Brixfox Score: 70.4 / 100
Comparable Properties: 43
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€384,748

+19.3% over asking

Asking price€322,500
IMT — Property transfer tax (investment schedule)€13,630
IS — Stamp duty (0.8%)€2,580
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,838
Total acquisition costs€22,298
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)€384,748

Gross yield (asking price)

8.2%

True gross yield (all-in)

6.9%

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: 1
Building: 106 m²
Style: modern
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated LED strip lightingminimalist built-in media unitopen-plan living and diningneutral color palette

Score Breakdown

ROI
17.95
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
4.12
Rental Demand
5
Payback Speed
3
STR Suitability
3

Description

PORTIM´US CITY CENTRUM Real Estate Project in Portimão, located in one of the most desirable central locations. PORTIM´US located in the center of Portimão, is an opportunity to live or earn income in the Algarve. A city development but also very close to the sea, close to the most important commercial areas, transpor

Location

📍 37.1462°N, 8.5463°W

· Portimão, Algarve, Portugal

View on Vila Lusa Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat, Rua Nova da Boavista, 24, Boavista, Portimão

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

Grade B+ investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$79K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$1,616/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
18.1 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

PORTIM´US CITY CENTRUM Real Estate Project in Portimão, located in one of the most desirable central locations. PORTIM´US located in the center of Portimão, is an opportunity to live or earn income in the Algarve. A city development but also very close to the sea, close to the most important commercial areas, transpor

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$211/night
50% ($97)Brixfox estimate($211/night)200% ($388)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$19,390
Airbnb data$211/night · 50% occupancy
Rental income
$211/night · 50% occ.
$38,468
Running costs (20%)
Utilities, cleaning, maintenance
-$7,694
Income tax (10%)
Indonesian rental income tax
-$10,771
Property tax
Annual property tax
-$613
Net income
5.5% ROI
$19,390

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$350,543
IMT (transfer tax, investment schedule)$14,815
Imposto de Selo (stamp duty)$2,804
Notary & registration$1,359
Legal / due diligence$5,259
Total acquisition costs$24,237
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$418,204

Gross yield (asking)

11.0%

True gross yield (all-in)

9.2%

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.

$2.2M$1.6M$1.1M$545K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $323K
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
$392K
+22%
Rental Income
+$95K
Total Position
$487K
+51%
8.6%/yr
Year 10
Capital Value
$477K
+48%
Rental Income
+$205K
Total Position
$682K
+111%
7.8%/yr
Year 20
Capital Value
$707K
+119%
Rental Income
+$479K
Total Position
$1.2M
+268%
6.7%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$849K
Total Position
$1.9M
+488%
6.1%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$194 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

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
Occupancy at 50% — 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

30% occ.
4.4%
$1,296/mo
40% occ.
6.0%
$1,745/mo
50% occ.
7.5%
$2,193/mo
current
60% occ.
9.0%
$2,642/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.