T2 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T2 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T2 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T2 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T2 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€337,500

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

48%

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: €23,953/yr
Average Daily Rate: €137
Payback Period: 17.6 years
5-yr Capital Value: €443,470
10-yr Capital Value: €539,549
Brixfox Score: 63 / 100
Comparable Properties: 83
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€392,518

+16.3% over asking

Asking price€337,500
IMT — Property transfer tax (investment schedule)€14,830
IS — Stamp duty (0.8%)€2,700
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,063
Total acquisition costs€23,843
Renovation (est. €55/m² × 115 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,325
(€3,450–€9,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€392,518

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.1%

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
Building: 115 m²
Style: dated
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spacious balconyglass balcony railing

Score Breakdown

ROI
16.52
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.3
Rental Demand
4.78
Payback Speed
2
STR Suitability
3

Description

Discover this magnificent 2 bedroom flat fully renovated and equipped, located in one of the quietest and most valued areas of Portimão, just 2 km from Praia da Rocha. The property is in excellent condition and ready to move in, offering comfort and functionality in every detail. The flat consists of: - Entrance hall

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

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

T2 flat in Rua Drummond de Andrade, Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$83K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,447/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.1 yr
Rental only

Property details

Condition: good

Description

Discover this magnificent 2 bedroom flat fully renovated and equipped, located in one of the quietest and most valued areas of Portimão, just 2 km from Praia da Rocha. The property is in excellent condition and ready to move in, offering comfort and functionality in every detail. The flat consists of: - Entrance hall

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$198/night
50% ($91)Brixfox estimate($198/night)200% ($365)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$17,362
Airbnb data$198/night · 48% occupancy
Rental income
$198/night · 48% occ.
$34,624
Running costs (20%)
Utilities, cleaning, maintenance
-$6,925
Income tax (10%)
Indonesian rental income tax
-$9,695
Property tax
Annual property tax
-$642
Net income
4.7% ROI
$17,362

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$366,848
IMT (transfer tax, investment schedule)$16,120
Imposto de Selo (stamp duty)$2,935
Notary & registration$1,359
Legal / due diligence$5,503
Total acquisition costs$25,916
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,875
($3,750–$10,000)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$426,650

Gross yield (asking)

9.4%

True gross yield (all-in)

8.1%

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.

$2.1M$1.6M$1.1M$533K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $338K
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 17: 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
$411K
+22%
Rental Income
+$85K
Total Position
$495K
+47%
8.0%/yr
Year 10
Capital Value
$500K
+48%
Rental Income
+$183K
Total Position
$683K
+102%
7.3%/yr
Year 20
Capital Value
$740K
+119%
Rental Income
+$429K
Total Position
$1.2M
+246%
6.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$760K
Total Position
$1.9M
+450%
5.8%/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
4.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 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 4.7% 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.
4.0%
$1,214/mo
40% occ.
5.4%
$1,636/mo
48% occ.
6.4%
$1,966/mo
current
58% occ.
7.8%
$2,389/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.