T3 flat in Portimão
T3 flat in Portimão — image 2T3 flat in Portimão — image 3T3 flat in Portimão — image 4T3 flat in Portimão — image 5
Grade B+apartmentbudget

T3 flat in Portimão

Portimão · Western Algarve ·

€255,000

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

15.1%

True Gross Yield

59%

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: €53,349/yr
Average Daily Rate: €246
Payback Period: 5.8 years
5-yr Capital Value: €335,066
10-yr Capital Value: €407,659
Brixfox Score: 74.7 / 100
Comparable Properties: 29
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€353,262

+38.5% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €900/m² × 69 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€62,100
(€48,300–€75,900)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€353,262

Gross yield (asking price)

20.9%

True gross yield (all-in)

15.1%

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: 3
Bathrooms: 1
Building: 69 m²
Style: dated
Condition: needs-renovation
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ceiling medallion

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.38
Rental Demand
5.95
Payback Speed
5
STR Suitability
3

Description

Discover this distinct T3 Apartment located in one of Portimão's most sought-after areas, where charm and functionality unite in a harmonious environment. The property has undergone a minor renovation, carefully designed to enhance the spaces and provide greater everyday comfort, while maintaining its original charact

Location

📍 37.1298°N, 8.5375°W

· Portimão, Algarve, Portugal

View on Easygest Algarve →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Portimão

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

Grade B+ investment — short-term rental yields 14.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+19.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$63K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.7%
$3,388/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.8 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

Discover this distinct T3 Apartment located in one of Portimão's most sought-after areas, where charm and functionality unite in a harmonious environment. The property has undergone a minor renovation, carefully designed to enhance the spaces and provide greater everyday comfort, while maintaining its original charact

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$364/night
50% ($168)Brixfox estimate($364/night)200% ($671)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$40,662
Airbnb data$364/night · 59% occupancy
Rental income
$364/night · 59% occ.
$79,128
Running costs (20%)
Utilities, cleaning, maintenance
-$15,826
Income tax (10%)
Indonesian rental income tax
-$22,156
Property tax
Annual property tax
-$485
Net income
14.7% ROI
$40,662

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$277,174
IMT (transfer tax, investment schedule)$9,616
Imposto de Selo (stamp duty)$2,217
Notary & registration$1,359
Legal / due diligence$4,158
Total acquisition costs$17,350
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$67,500
($52,500–$82,500)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$383,980

Gross yield (asking)

28.5%

True gross yield (all-in)

20.6%

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$749K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$310K
+22%
Rental Income
+$199K
Total Position
$509K
+100%
14.8%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$429K
Total Position
$806K
+216%
12.2%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$1.0M
Total Position
$1.6M
+513%
9.5%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$1.8M
Total Position
$2.6M
+922%
8.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.7% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$335 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.7% — outperforms most villas in this market
Premium nightly rate of $335 — 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 59% — 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

39% occ.
13.1%
$3,024/mo
49% occ.
16.4%
$3,799/mo
59% occ.
19.8%
$4,575/mo
current
69% occ.
23.2%
$5,351/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.