T2 flat, Marginal de Alvor, Nn, Centro, Alvor
T2 flat, Marginal de Alvor, Nn, Centro, Alvor — image 2T2 flat, Marginal de Alvor, Nn, Centro, Alvor — image 3T2 flat, Marginal de Alvor, Nn, Centro, Alvor — image 4T2 flat, Marginal de Alvor, Nn, Centro, Alvor — image 5
Grade Bapartmentluxury

T2 flat, Marginal de Alvor, Nn, Centro, Alvor

Portimão · Western Algarve ·

€1.2M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% 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: €53,090/yr
Average Daily Rate: €263
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 27.4 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 62.2 / 100
Comparable Properties: 42
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.

€1.4M

+13.4% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.9%

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: 124 m²
Style: contemporary
Condition: new-build
Energy Certificate: In process
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean view terrace with dining and lounge areasrooftop terrace with private pool and outdoor kitchenmodern open-plan living and dining areascommunal swimming pool with sun loungersfloor-to-ceiling windows

Score Breakdown

ROI
12.17
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
4.48
Rental Demand
5.53
Payback Speed
0
STR Suitability
3

Description

Brand new 2-Bedroom Apartment with Rooftop at Alvor 2-Bedroom apartment with 102 sqm of interior area, 22 sqm covered balcony and exclusive 112 sqm rooftop, inserted in the most exclusive housing project emerging in Alvor. With east/west facing exposure and breathtaking panoramic views of the sea and the natural reser

Location

📍 37.1267°N, 8.5947°W

· Portimão, Algarve, Portugal

View on Krest Investments, Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat, Marginal de Alvor, Nn, Centro, Alvor

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

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$295K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$3,238/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
33.6 yr
Rental only

Property details

Energy: In process
Condition: new-build

Description

Brand new 2-Bedroom Apartment with Rooftop at Alvor 2-Bedroom apartment with 102 sqm of interior area, 22 sqm covered balcony and exclusive 112 sqm rooftop, inserted in the most exclusive housing project emerging in Alvor. With east/west facing exposure and breathtaking panoramic views of the sea and the natural reser

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$392/night
50% ($180)Brixfox estimate($392/night)200% ($722)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$38,861
Airbnb data$392/night · 55% occupancy
Rental income
$392/night · 55% occ.
$79,123
Running costs (20%)
Utilities, cleaning, maintenance
-$15,825
Income tax (10%)
Indonesian rental income tax
-$22,154
Property tax
Annual property tax
-$2,283
Net income
3.0% ROI
$38,861

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$1,479,674

Gross yield (asking)

6.1%

True gross yield (all-in)

5.3%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$190K
Total Position
$1.6M
+37%
6.6%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$410K
Total Position
$2.2M
+82%
6.2%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$961K
Total Position
$3.6M
+199%
5.6%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$1.7M
Total Position
$5.6M
+366%
5.3%/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
Weak
3.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$361 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 $361 — 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 3.0% 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

35% occ.
2.5%
$2,755/mo
45% occ.
3.3%
$3,590/mo
55% occ.
4.1%
$4,425/mo
current
65% occ.
4.8%
$5,261/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.