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 Bapartmentluxury

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

Portimão · Western Algarve ·

€547,500

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

43%

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: €26,002/yr
Average Daily Rate: €165
Payback Period: 25.6 years
5-yr Capital Value: €719,407
10-yr Capital Value: €875,268
Brixfox Score: 58.2 / 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.

€632,923

+15.6% over asking

Asking price€547,500
IMT — Property transfer tax (investment schedule)€31,630
IS — Stamp duty (0.8%)€4,380
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,213
Total acquisition costs€45,473
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)€632,923

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.1%

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
Bathrooms: 2
Building: 138 m²
Style: contemporary
Condition: excellent
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass-fronted kitchen cabinets with internal lightingmarble kitchen backsplash and countertopcircular chandelier with glass globestextured round rugfluted detail on TV console

Score Breakdown

ROI
13.77
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.76
Rental Demand
4.33
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 Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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%
+$135K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,585/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
31.3 yr
Rental only

Property details

Energy: A
Condition: excellent

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)
$244/night
50% ($112)Brixfox estimate($244/night)200% ($449)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$19,021
Airbnb data$244/night · 43% occupancy
Rental income
$244/night · 43% occ.
$38,582
Running costs (20%)
Utilities, cleaning, maintenance
-$7,716
Income tax (10%)
Indonesian rental income tax
-$10,803
Property tax
Annual property tax
-$1,041
Net income
3.2% ROI
$19,021

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$595,109
IMT (transfer tax, investment schedule)$34,380
Imposto de Selo (stamp duty)$4,761
Notary & registration$1,359
Legal / due diligence$8,927
Total acquisition costs$49,427
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$687,960

Gross yield (asking)

6.5%

True gross yield (all-in)

5.6%

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.

$3.0M$2.2M$1.5M$750K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $548K
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
$666K
+22%
Rental Income
+$93K
Total Position
$759K
+39%
6.8%/yr
Year 10
Capital Value
$810K
+48%
Rental Income
+$201K
Total Position
$1.0M
+85%
6.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$470K
Total Position
$1.7M
+205%
5.7%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$833K
Total Position
$2.6M
+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
43% average occupancy
Nightly Rate
Strong
$225 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 $225 — 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
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.
3.0%
$1,473/mo
40% occ.
4.0%
$1,992/mo
43% occ.
4.4%
$2,164/mo
current
53% occ.
5.4%
$2,684/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.