T2 flat in Rua António Feu, Praia da Rocha, Portimão
T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 2T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 3T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 4T2 flat in Rua António Feu, Praia da Rocha, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Rua António Feu, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€395,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

45%

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: €31,254/yr
Average Daily Rate: €191
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 15.8 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 65.3 / 100
Comparable Properties: 82
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€449,615

+13.8% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation€0 — move-in ready
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)€449,615

Gross yield (asking price)

7.9%

True gross yield (all-in)

7.0%

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: 85 m²
Style: modern
Condition: excellent
Year Built: 1990
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with urban viewrecessed lighting

Score Breakdown

ROI
17.53
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
3.7
Rental Demand
4.48
Payback Speed
3
STR Suitability
3

Description

This flat in Praia da Rocha is an unmissable investment opportunity! Located just 100 metres from the beach, it offers excellent sun exposure with two balconies - one facing south and the other east - providing stunning views over the sea and the estuary. With 78 m² of living space and 85.2 m² of gross floor area, the

Location

📍 37.1193°N, 8.5371°W

· Portimão, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua António Feu, Praia da Rocha, Portimão

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

Grade B+ investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$97K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,896/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.9 yr
Rental only

Property details

Year built: 1990
Energy: C
Condition: excellent

Description

This flat in Praia da Rocha is an unmissable investment opportunity! Located just 100 metres from the beach, it offers excellent sun exposure with two balconies - one facing south and the other east - providing stunning views over the sea and the estuary. With 78 m² of living space and 85.2 m² of gross floor area, the

Income Breakdown

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Nightly Rate (ADR)
$277/night
50% ($127)Brixfox estimate($277/night)200% ($509)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$22,758
Airbnb data$277/night · 45% occupancy
Rental income
$277/night · 45% occ.
$45,210
Running costs (20%)
Utilities, cleaning, maintenance
-$9,042
Income tax (10%)
Indonesian rental income tax
-$12,659
Property tax
Annual property tax
-$751
Net income
5.3% ROI
$22,758

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$488,712

Gross yield (asking)

10.5%

True gross yield (all-in)

9.3%

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.

$2.6M$2.0M$1.3M$655K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 16: 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
$481K
+22%
Rental Income
+$111K
Total Position
$592K
+50%
8.4%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$240K
Total Position
$825K
+109%
7.6%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$563K
Total Position
$1.4M
+262%
6.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$996K
Total Position
$2.3M
+477%
6.0%/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
Good
5.3% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$254 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $254 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.8%
$1,704/mo
40% occ.
6.4%
$2,293/mo
45% occ.
7.2%
$2,575/mo
current
55% occ.
8.8%
$3,164/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.