T3 flat, Penina, Centro, Alvor
T3 flat, Penina, Centro, Alvor — image 2T3 flat, Penina, Centro, Alvor — image 3T3 flat, Penina, Centro, Alvor — image 4T3 flat, Penina, Centro, Alvor — image 5
Grade B+apartmentmid-range

T3 flat, Penina, Centro, Alvor

Portimão · Western Algarve ·

€298,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

32%

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: €37,412/yr
Average Daily Rate: €319
Payback Period: 9.8 years
5-yr Capital Value: €391,568
10-yr Capital Value: €476,402
Brixfox Score: 69.3 / 100
Comparable Properties: 11
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€354,321

+18.9% over asking

Asking price€298,000
IMT — Property transfer tax (investment schedule)€11,857
IS — Stamp duty (0.8%)€2,384
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,470
Total acquisition costs€19,961
Renovation (est. €55/m² × 112 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,160
(€3,360–€8,960)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€354,321

Gross yield (asking price)

12.6%

True gross yield (all-in)

10.6%

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: 3
Bathrooms: 2
Building: 112 m²
Style: dated
Condition: good
Year Built: 1970
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

mirrored-walltraditional-portuguese-tiles-on-balcony

Score Breakdown

ROI
23.43
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.24
Rental Demand
3.21
Payback Speed
4
STR Suitability
3

Description

This three-bedroom flat, located in the quiet area of Penina, stands out for its excellent layout and functionality. With 102 m² of floor space and 112 m² of gross area, it offers three bedrooms, two bathrooms, an equipped kitchen, air conditioning and a fireplace, ensuring comfort all year round. The presence of a st

Location

📍 37.1310°N, 8.5929°W

· Portimão, Algarve, Portugal

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

T3 flat, Penina, Centro, Alvor

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

Grade B+ investment — short-term rental yields 8.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$73K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$2,324/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Property details

Year built: 1970
Energy: E
Condition: good

Description

This three-bedroom flat, located in the quiet area of Penina, stands out for its excellent layout and functionality. With 102 m² of floor space and 112 m² of gross area, it offers three bedrooms, two bathrooms, an equipped kitchen, air conditioning and a fireplace, ensuring comfort all year round. The presence of a st

Income Breakdown

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Nightly Rate (ADR)
$467/night
50% ($215)Brixfox estimate($467/night)200% ($859)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$27,891
Airbnb data$467/night · 32% occupancy
Rental income
$467/night · 32% occ.
$54,727
Running costs (20%)
Utilities, cleaning, maintenance
-$10,945
Income tax (10%)
Indonesian rental income tax
-$15,324
Property tax
Annual property tax
-$567
Net income
8.6% ROI
$27,891

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$323,913
IMT (transfer tax, investment schedule)$12,888
Imposto de Selo (stamp duty)$2,591
Notary & registration$1,359
Legal / due diligence$4,859
Total acquisition costs$21,697
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,696
($3,652–$9,739)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$385,132

Gross yield (asking)

16.9%

True gross yield (all-in)

14.2%

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.

$2.5M$1.9M$1.3M$629K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $298K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$363K
+22%
Rental Income
+$136K
Total Position
$499K
+67%
10.9%/yr
Year 10
Capital Value
$441K
+48%
Rental Income
+$294K
Total Position
$735K
+147%
9.5%/yr
Year 20
Capital Value
$653K
+119%
Rental Income
+$689K
Total Position
$1.3M
+350%
7.8%/yr
Year 30
Capital Value
$967K
+224%
Rental Income
+$1.2M
Total Position
$2.2M
+634%
6.9%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$430 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

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $430 — 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 32% — 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.
10.9%
$2,936/mo
40% occ.
14.6%
$3,931/mo
32% occ.
11.7%
$3,145/mo
current
42% occ.
15.3%
$4,140/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.