T2 flat in Praceta da Borralha, 12, Fojo, Portimão Cidade, Portimão
T2 flat in Praceta da Borralha, 12, Fojo, Portimão Cidade, Portimão — image 2T2 flat in Praceta da Borralha, 12, Fojo, Portimão Cidade, Portimão — image 3T2 flat in Praceta da Borralha, 12, Fojo, Portimão Cidade, Portimão — image 4T2 flat in Praceta da Borralha, 12, Fojo, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Praceta da Borralha, 12, Fojo, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€349,900

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €29,611/yr
Average Daily Rate: €165
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 14.6 years
5-yr Capital Value: €459,763
10-yr Capital Value: €559,372
Brixfox Score: 68.7 / 100
Comparable Properties: 66
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€399,870

+14.3% over asking

Asking price€349,900
IMT — Property transfer tax (investment schedule)€15,822
IS — Stamp duty (0.8%)€2,799
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,249
Total acquisition costs€25,120
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)€399,870

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.4%

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: 149 m²
Style: contemporary
Condition: excellent
Year Built: 2010
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern facade with varied materialsbalconies

Score Breakdown

ROI
18.3
Visual Appeal
12.2
Ownership Security
13
Location
9.36
Land & Space
4.98
Rental Demand
4.91
Payback Speed
3
STR Suitability
3

Description

There are T2 apartments and then there are those that break the mold. This one stands out from the first moment with the balance between a functional interior and an exterior space that, today, truly makes a difference. Inside, we find 78m² well distributed as follows: - Large living room - Equipped kitchen - Two bed

Location

📍 37.1375°N, 8.5542°W

· Portimão, Algarve, Portugal

View on Arnaut Consultores →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Praceta da Borralha, 12, Fojo, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 5.7% 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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$86K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$1,817/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
17.4 yr
Rental only

Property details

Year built: 2010
Energy: B-
Condition: excellent

Description

There are T2 apartments and then there are those that break the mold. This one stands out from the first moment with the balance between a functional interior and an exterior space that, today, truly makes a difference. Inside, we find 78m² well distributed as follows: - Large living room - Equipped kitchen - Two bed

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$241/night
50% ($111)Brixfox estimate($241/night)200% ($444)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$21,810
Airbnb data$241/night · 49% occupancy
Rental income
$241/night · 49% occ.
$43,222
Running costs (20%)
Utilities, cleaning, maintenance
-$8,644
Income tax (10%)
Indonesian rental income tax
-$12,102
Property tax
Annual property tax
-$666
Net income
5.7% ROI
$21,810

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$380,326
IMT (transfer tax, investment schedule)$17,198
Imposto de Selo (stamp duty)$3,042
Notary & registration$1,359
Legal / due diligence$5,705
Total acquisition costs$27,304
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$434,641

Gross yield (asking)

11.4%

True gross yield (all-in)

9.9%

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.

$2.4M$1.8M$1.2M$601K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$107K
Total Position
$532K
+52%
8.8%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$230K
Total Position
$748K
+114%
7.9%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$539K
Total Position
$1.3M
+273%
6.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$955K
Total Position
$2.1M
+497%
6.1%/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
5.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$222 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 $222 — 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 49% — 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.
4.7%
$1,486/mo
40% occ.
6.3%
$2,000/mo
49% occ.
7.8%
$2,466/mo
current
59% occ.
9.4%
$2,980/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.