T2 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão
T2 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 2T2 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 3T2 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 4T2 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão

Portimão · Western Algarve ·

€642,500

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €30,787/yr
Average Daily Rate: €192
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 25.8 years
5-yr Capital Value: €844,235
10-yr Capital Value: €1.0M
Brixfox Score: 61.9 / 100
Comparable Properties: 84
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.

€724,428

+12.8% over asking

Asking price€642,500
IMT — Property transfer tax (investment schedule)€38,550
IS — Stamp duty (0.8%)€5,140
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,638
Total acquisition costs€54,578
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€724,428

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.2%

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: 138 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

circular chandeliertextured round rugmodern outdoor pool area

Score Breakdown

ROI
13.74
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
4.76
Rental Demand
4.39
Payback Speed
0
STR Suitability
3

Description

We present this magnificent 2 bedroom flat in the new gated community HORUS RESIDENCES, located in one of the most privileged areas of Portimão, a few meters from Praia da Rocha and Vau With areas between 137 m² and 160 m², this flat offers comfortable suites, large balconies and luxury finishes, designed to provide m

Location

📍 37.1272°N, 8.5484°W

· Portimão, Algarve, Portugal

View on Imojoy Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Pêro Vaz de Caminha, Nn, Vau, Portimão

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

Grade B investment — short-term rental yields 3.2% 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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$158K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,850/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
31.5 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

We present this magnificent 2 bedroom flat in the new gated community HORUS RESIDENCES, located in one of the most privileged areas of Portimão, a few meters from Praia da Rocha and Vau With areas between 137 m² and 160 m², this flat offers comfortable suites, large balconies and luxury finishes, designed to provide m

Income Breakdown

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Nightly Rate (ADR)
$281/night
50% ($129)Brixfox estimate($281/night)200% ($517)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$22,196
Airbnb data$281/night · 44% occupancy
Rental income
$281/night · 44% occ.
$45,035
Running costs (20%)
Utilities, cleaning, maintenance
-$9,007
Income tax (10%)
Indonesian rental income tax
-$12,610
Property tax
Annual property tax
-$1,222
Net income
3.2% ROI
$22,196

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$698,370
IMT (transfer tax, investment schedule)$41,902
Imposto de Selo (stamp duty)$5,587
Notary & registration$1,359
Legal / due diligence$10,476
Total acquisition costs$59,324
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$787,422

Gross yield (asking)

6.4%

True gross yield (all-in)

5.7%

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.

$3.5M$2.6M$1.8M$878K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $643K
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 23: 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
$782K
+22%
Rental Income
+$108K
Total Position
$890K
+39%
6.7%/yr
Year 10
Capital Value
$951K
+48%
Rental Income
+$234K
Total Position
$1.2M
+84%
6.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$549K
Total Position
$2.0M
+205%
5.7%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$972K
Total Position
$3.1M
+376%
5.3%/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
3.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$258 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $258 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% 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.
2.9%
$1,691/mo
40% occ.
3.9%
$2,289/mo
44% occ.
4.3%
$2,525/mo
current
54% occ.
5.4%
$3,123/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.