T1 flat in Rua Bartolomeu Dias, Portimão
T1 flat in Rua Bartolomeu Dias, Portimão — image 2T1 flat in Rua Bartolomeu Dias, Portimão — image 3T1 flat in Rua Bartolomeu Dias, Portimão — image 4T1 flat in Rua Bartolomeu Dias, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Rua Bartolomeu Dias, Portimão

Portimão · Western Algarve ·

€225,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

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: €15,666/yr
Average Daily Rate: €91
Payback Period: 17.9 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 61.6 / 100
Comparable Properties: 88
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€260,257

+15.7% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €55/m² × 47 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,585
(€1,410–€3,760)
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)€260,257

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.0%

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: 1
Building: 47 m²
Style: portuguese-traditional
Condition: good
Year Built: 1986
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

azulejo tiles in hallway

Score Breakdown

ROI
16.36
Visual Appeal
10.2
Ownership Security
13
Location
9.36
Land & Space
2.94
Rental Demand
4.72
Payback Speed
2
STR Suitability
3

Description

1 bedroom flat located on the ground floor, in the Pontal area, in Portimão, a central area and much sought after for its proximity to the riverside area and Avenida 25 de Abril. The location is one of its great attractions: just a few minutes' walk from the river, with access to leisure areas, restaurants and terrace

Location

📍 37.1298°N, 8.5374°W

· Portimão, Algarve, Portugal

View on AlgarvHome Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua Bartolomeu Dias, Portimão

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

Grade B investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$55K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$946/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Property details

Year built: 1986
Energy: C
Condition: good

Description

1 bedroom flat located on the ground floor, in the Pontal area, in Portimão, a central area and much sought after for its proximity to the riverside area and Avenida 25 de Abril. The location is one of its great attractions: just a few minutes' walk from the river, with access to leisure areas, restaurants and terrace

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$132/night
50% ($61)Brixfox estimate($132/night)200% ($242)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$11,351
Airbnb data$132/night · 47% occupancy
Rental income
$132/night · 47% occ.
$22,652
Running costs (20%)
Utilities, cleaning, maintenance
-$4,530
Income tax (10%)
Indonesian rental income tax
-$6,343
Property tax
Annual property tax
-$428
Net income
4.6% ROI
$11,351

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,810
($1,533–$4,087)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$282,888

Gross yield (asking)

9.3%

True gross yield (all-in)

8.0%

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.

$1.4M$1.1M$705K$353K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$274K
+22%
Rental Income
+$55K
Total Position
$329K
+46%
7.9%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$120K
Total Position
$453K
+101%
7.2%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$281K
Total Position
$774K
+244%
6.4%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$497K
Total Position
$1.2M
+445%
5.8%/yr

Location

Portimão

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.6% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$121 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 4.6% 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.
3.9%
$804/mo
40% occ.
5.3%
$1,085/mo
47% occ.
6.3%
$1,286/mo
current
57% occ.
7.7%
$1,566/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.