T2 flat in Três Castelos, Portimão
T2 flat in Três Castelos, Portimão — image 2T2 flat in Três Castelos, Portimão — image 3T2 flat in Três Castelos, Portimão — image 4T2 flat in Três Castelos, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Três Castelos, Portimão

Portimão · Western Algarve ·

€555,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €32,127/yr
Average Daily Rate: €201
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 21.5 years
5-yr Capital Value: €729,262
10-yr Capital Value: €887,258
Brixfox Score: 63.2 / 100
Comparable Properties: 84
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€626,095

+12.8% over asking

Asking price€555,000
IMT — Property transfer tax (investment schedule)€32,230
IS — Stamp duty (0.8%)€4,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,325
Total acquisition costs€46,245
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)€626,095

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 2
Bathrooms: 2
Building: 94 m²
Style: modern
Condition: new-build
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted wood accent wall with integrated circular mirrorfloating vanity/desk unitslarge sliding glass doors to balcony

Score Breakdown

ROI
14.94
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
3.88
Rental Demand
4.39
Payback Speed
1
STR Suitability
3

Description

New 2-bedroom apartment, with 94 sqm of private gross area, garage and communal swimming pool, in 5 Senses Apartments, Portimão, Algarve. The interiors of the 5 Senses Apartments represent the pure concept of tranquility. The large windows and interior courtyards are designed to enhance all the advantages of living by

Location

📍 37.1227°N, 8.5466°W

· Portimão, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Três Castelos, Portimão

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$137K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,933/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
26.0 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

New 2-bedroom apartment, with 94 sqm of private gross area, garage and communal swimming pool, in 5 Senses Apartments, Portimão, Algarve. The interiors of the 5 Senses Apartments represent the pure concept of tranquility. The large windows and interior courtyards are designed to enhance all the advantages of living by

Income Breakdown

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($536)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$23,194
Airbnb data$291/night · 44% occupancy
Rental income
$291/night · 44% occ.
$46,635
Running costs (20%)
Utilities, cleaning, maintenance
-$9,327
Income tax (10%)
Indonesian rental income tax
-$13,058
Property tax
Annual property tax
-$1,056
Net income
3.8% ROI
$23,194

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$603,261
IMT (transfer tax, investment schedule)$35,033
Imposto de Selo (stamp duty)$4,826
Notary & registration$1,359
Legal / due diligence$9,049
Total acquisition costs$50,266
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$680,538

Gross yield (asking)

7.7%

True gross yield (all-in)

6.9%

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.

$3.2M$2.4M$1.6M$809K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $555K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$675K
+22%
Rental Income
+$113K
Total Position
$789K
+42%
7.3%/yr
Year 10
Capital Value
$822K
+48%
Rental Income
+$245K
Total Position
$1.1M
+92%
6.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$573K
Total Position
$1.8M
+222%
6.0%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.0M
Total Position
$2.8M
+407%
5.6%/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
Average
3.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$268 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

Premium nightly rate of $268 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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.
3.5%
$1,771/mo
40% occ.
4.8%
$2,391/mo
44% occ.
5.2%
$2,632/mo
current
54% occ.
6.5%
$3,252/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.