T1 flat in Rua Dom Carlos I, Nn, Zona Ribeirinha, Portimão Cidade, Portimão
T1 flat in Rua Dom Carlos I, Nn, Zona Ribeirinha, Portimão Cidade, Portimão — image 2T1 flat in Rua Dom Carlos I, Nn, Zona Ribeirinha, Portimão Cidade, Portimão — image 3T1 flat in Rua Dom Carlos I, Nn, Zona Ribeirinha, Portimão Cidade, Portimão — image 4T1 flat in Rua Dom Carlos I, Nn, Zona Ribeirinha, Portimão Cidade, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Rua Dom Carlos I, Nn, Zona Ribeirinha, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€269,900

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

47%

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: €13,519/yr
Average Daily Rate: €79
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%)
Payback Period: 24.9 years
5-yr Capital Value: €354,645
10-yr Capital Value: €431,479
Brixfox Score: 58 / 100
Comparable Properties: 85
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.

€311,863

+15.5% over asking

Asking price€269,900
IMT — Property transfer tax (investment schedule)€9,890
IS — Stamp duty (0.8%)€2,159
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,049
Total acquisition costs€17,348
Renovation (est. €55/m² × 93 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,115
(€2,790–€7,440)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€311,863

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.3%

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: 1
Bathrooms: 2
Building: 93 m²
Style: dated
Condition: good
Year Built: 2002
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront location

Score Breakdown

ROI
13.94
Visual Appeal
9.2
Ownership Security
13
Location
9.36
Land & Space
3.86
Rental Demand
4.67
Payback Speed
1
STR Suitability
3

Description

Discover this charming 1+2-bedroom apartment in the heart of Portimão, Faro, priced at €274,900. With a generous area of 93.4m², this property offers a perfect blend of comfort and style, making it an ideal choice for first-time buyers or investors looking for a chain-free opportunity. The apartment features a well-de

Location

📍 37.1329°N, 8.5368°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua Dom Carlos I, Nn, Zona Ribeirinha, Portimão Cidade, Portimão

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

Grade B investment — short-term rental yields 3.3% 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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$66K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$804/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
30.4 yr
Rental only

Property details

Year built: 2002
Energy: E
Condition: good

Description

Discover this charming 1+2-bedroom apartment in the heart of Portimão, Faro, priced at €274,900. With a generous area of 93.4m², this property offers a perfect blend of comfort and style, making it an ideal choice for first-time buyers or investors looking for a chain-free opportunity. The apartment features a well-de

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$115/night
50% ($53)Brixfox estimate($115/night)200% ($211)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$9,648
Airbnb data$115/night · 47% occupancy
Rental income
$115/night · 47% occ.
$19,541
Running costs (20%)
Utilities, cleaning, maintenance
-$3,908
Income tax (10%)
Indonesian rental income tax
-$5,472
Property tax
Annual property tax
-$513
Net income
3.3% ROI
$9,648

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$293,370
IMT (transfer tax, investment schedule)$10,750
Imposto de Selo (stamp duty)$2,347
Notary & registration$1,359
Legal / due diligence$4,401
Total acquisition costs$18,857
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,560
($3,033–$8,087)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$338,982

Gross yield (asking)

6.7%

True gross yield (all-in)

5.8%

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.

$1.5M$1.1M$746K$373K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $270K
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 22: 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
$328K
+22%
Rental Income
+$47K
Total Position
$375K
+39%
6.8%/yr
Year 10
Capital Value
$400K
+48%
Rental Income
+$102K
Total Position
$501K
+86%
6.4%/yr
Year 20
Capital Value
$591K
+119%
Rental Income
+$239K
Total Position
$830K
+207%
5.8%/yr
Year 30
Capital Value
$875K
+224%
Rental Income
+$422K
Total Position
$1.3M
+381%
5.4%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Average
$106 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 3.3% 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.
2.8%
$690/mo
40% occ.
3.8%
$934/mo
47% occ.
4.5%
$1,097/mo
current
57% occ.
5.5%
$1,341/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.