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 Aapartmentmid-range

T3 flat in Portimão

Portimão · Western Algarve ·

€377,500

Asking Price (EUR)

9.0%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

13.9%

True Gross Yield

59%

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: €60,463/yr
Average Daily Rate: €280
Payback Period: 7.8 years
5-yr Capital Value: €496,029
10-yr Capital Value: €603,496
Brixfox Score: 75 / 100
Comparable Properties: 17
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€435,663

+15.4% over asking

Asking price€377,500
IMT — Property transfer tax (investment schedule)€18,030
IS — Stamp duty (0.8%)€3,020
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,663
Total acquisition costs€27,963
Renovation€0 — move-in ready
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)€435,663

Gross yield (asking price)

16.0%

True gross yield (all-in)

13.9%

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: 89 m²
Style: contemporary
Condition: excellent
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern chandelierfluted kitchen cabinet detailsmarble-effect kitchen backsplash and countertopbalcony with louvered doors

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
3.78
Rental Demand
5.91
Payback Speed
5
STR Suitability
3

Description

The Residence Garden City is a highly modern project, prioritizing quality of life above all else. Spacious and bright interiors, an open connection with the outdoors, a selection of excellent materials, and technology at your service. T2 and T3 available. For more information, contact the agency.

Location

📍 37.1380°N, 8.5429°W

· Portimão, Algarve, Portugal

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

T3 flat in Portimão

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

Grade A investment — short-term rental yields 10.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
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
+15.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$93K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.9%
$3,727/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.2 yr
Rental only

Property details

Energy: Not indicated
Condition: excellent

Description

The Residence Garden City is a highly modern project, prioritizing quality of life above all else. Spacious and bright interiors, an open connection with the outdoors, a selection of excellent materials, and technology at your service. T2 and T3 available. For more information, contact the agency.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$405/night
50% ($186)Brixfox estimate($405/night)200% ($746)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$44,728
Airbnb data$405/night · 59% occupancy
Rental income
$405/night · 59% occ.
$87,397
Running costs (20%)
Utilities, cleaning, maintenance
-$17,479
Income tax (10%)
Indonesian rental income tax
-$24,471
Property tax
Annual property tax
-$718
Net income
10.9% ROI
$44,728

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$410,326
IMT (transfer tax, investment schedule)$19,598
Imposto de Selo (stamp duty)$3,283
Notary & registration$1,359
Legal / due diligence$6,155
Total acquisition costs$30,395
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$473,547

Gross yield (asking)

21.3%

True gross yield (all-in)

18.5%

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.

$3.7M$2.7M$1.8M$915K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $378K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$459K
+22%
Rental Income
+$218K
Total Position
$678K
+80%
12.4%/yr
Year 10
Capital Value
$559K
+48%
Rental Income
+$472K
Total Position
$1.0M
+173%
10.6%/yr
Year 20
Capital Value
$827K
+119%
Rental Income
+$1.1M
Total Position
$1.9M
+412%
8.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$2.0M
Total Position
$3.2M
+743%
7.4%/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
Strong
10.9% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$373 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.9% — outperforms most villas in this market
Premium nightly rate of $373 — 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.
9.7%
$3,313/mo
49% occ.
12.2%
$4,176/mo
59% occ.
14.7%
$5,038/mo
current
69% occ.
17.3%
$5,901/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.