Terraced house in Rua de São Pedro, 56, Portimão, Portimão
Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 2Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 3Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 4Terraced house in Rua de São Pedro, 56, Portimão, Portimão — image 5
Grade C+villabudget

Terraced house in Rua de São Pedro, 56, Portimão, Portimão

Portimão · Western Algarve ·

€351,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €11,342/yr
Average Daily Rate: €90
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 38.7 years
5-yr Capital Value: €461,209
10-yr Capital Value: €561,131
Brixfox Score: 47.8 / 100
Comparable Properties: 34
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.

€402,618

+14.7% over asking

Asking price€351,000
IMT — Property transfer tax (investment schedule)€15,910
IS — Stamp duty (0.8%)€2,808
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,265
Total acquisition costs€25,233
Renovation (est. €55/m² × 137 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,535
(€4,110–€10,960)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€402,618

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 137 m²
Land: 56 m²
Style: dated
Condition: good
Year Built: 1985
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.69
Visual Appeal
6.8
Ownership Security
13
Location
9.36
Land & Space
1.44
Rental Demand
3.47
Payback Speed
0
STR Suitability
3

Description

We present this 3-story house, located in the heart of central Portimão, which combines strategic location, versatility, and high potential for appreciation — ideal for a primary residence, vacation home, or investment. Key Strengths That Make a Difference: - Garage with 55 m², with capacity for up to 4 vehicles, or

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on century 21 colombo 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

Terraced house in Rua de São Pedro, 56, Portimão, Portimão

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
137 m²
Land Plot
56 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$86K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$654/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
48.6 yr
Rental only

Property details

Year built: 1985
Energy: F
Condition: good

Description

We present this 3-story house, located in the heart of central Portimão, which combines strategic location, versatility, and high potential for appreciation — ideal for a primary residence, vacation home, or investment. Key Strengths That Make a Difference: - Garage with 55 m², with capacity for up to 4 vehicles, or

Income Breakdown

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Nightly Rate (ADR)
$129/night
50% ($60)Brixfox estimate($129/night)200% ($238)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$7,854
Airbnb data$129/night · 35% occupancy
Rental income
$129/night · 35% occ.
$16,387
Running costs (20%)
Utilities, cleaning, maintenance
-$3,277
Income tax (10%)
Indonesian rental income tax
-$4,588
Property tax
Annual property tax
-$668
Net income
2.1% ROI
$7,854

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$381,522
IMT (transfer tax, investment schedule)$17,293
Imposto de Selo (stamp duty)$3,052
Notary & registration$1,359
Legal / due diligence$5,723
Total acquisition costs$27,427
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,190
($4,467–$11,913)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$435,454

Gross yield (asking)

4.3%

True gross yield (all-in)

3.8%

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.

$1.7M$1.3M$852K$426K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $351K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$427K
+22%
Rental Income
+$38K
Total Position
$465K
+33%
5.8%/yr
Year 10
Capital Value
$520K
+48%
Rental Income
+$83K
Total Position
$602K
+72%
5.5%/yr
Year 20
Capital Value
$769K
+119%
Rental Income
+$194K
Total Position
$963K
+174%
5.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$344K
Total Position
$1.5M
+322%
4.9%/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
Weak
2.1% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Average
$119 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
56 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% is below 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.
2.4%
$771/mo
40% occ.
3.3%
$1,046/mo
35% occ.
2.8%
$900/mo
current
45% occ.
3.7%
$1,176/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.