T2 flat in Rua dos Jesuítas, Nn, Portimão
T2 flat in Rua dos Jesuítas, Nn, Portimão — image 2T2 flat in Rua dos Jesuítas, Nn, Portimão — image 3T2 flat in Rua dos Jesuítas, Nn, Portimão — image 4T2 flat in Rua dos Jesuítas, Nn, Portimão — image 5
Grade B+apartmentluxury

T2 flat in Rua dos Jesuítas, Nn, Portimão

Portimão · Western Algarve ·

€320,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €32,191/yr
Average Daily Rate: €177
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 12.1 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 72.9 / 100
Comparable Properties: 84
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€381,990

+19.4% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
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)€381,990

Gross yield (asking price)

10.1%

True gross yield (all-in)

8.4%

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: 103 m²
Style: modern
Condition: new-build
Energy Certificate: In process
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large balconies with built-in BBQopen-plan living with kitchen islandslatted room dividerintegrated lighting

Score Breakdown

ROI
20.5
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
4.06
Rental Demand
4.98
Payback Speed
3
STR Suitability
3

Description

Magnificent T2, T3, and T4 apartments located in the city center of Portimão, integrated into a luxury condominium with gardens and garage. Apartment features: - Spacious areas; - Modern and sophisticated design; - Fully equipped kitchens; - Open-space areas; - Private balconies with barbecue; - Pre-installation of a

Location

📍 37.1374°N, 8.5416°W

· Portimão, Algarve, Portugal

View on K&T Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua dos Jesuítas, Nn, Portimão

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

Grade B+ investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+11.9%
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
7.0%
$2,019/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.4 yr
Rental only

Property details

Energy: In process
Condition: new-build

Description

Magnificent T2, T3, and T4 apartments located in the city center of Portimão, integrated into a luxury condominium with gardens and garage. Apartment features: - Spacious areas; - Modern and sophisticated design; - Fully equipped kitchens; - Open-space areas; - Private balconies with barbecue; - Pre-installation of a

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$263/night
50% ($121)Brixfox estimate($263/night)200% ($483)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$24,229
Airbnb data$263/night · 50% occupancy
Rental income
$263/night · 50% occ.
$47,765
Running costs (20%)
Utilities, cleaning, maintenance
-$9,553
Income tax (10%)
Indonesian rental income tax
-$13,374
Property tax
Annual property tax
-$609
Net income
7.0% ROI
$24,229

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$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$415,207

Gross yield (asking)

13.7%

True gross yield (all-in)

11.5%

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.

$2.4M$1.8M$1.2M$603K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$389K
+22%
Rental Income
+$118K
Total Position
$508K
+59%
9.7%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$256K
Total Position
$729K
+128%
8.6%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$599K
Total Position
$1.3M
+306%
7.3%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+556%
6.5%/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
Good
7.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$242 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

Premium nightly rate of $242 — positioned in the top tier
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.
5.6%
$1,626/mo
40% occ.
7.5%
$2,185/mo
50% occ.
9.4%
$2,735/mo
current
60% occ.
11.4%
$3,294/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.