T2 flat in Encosta da Marina, Portimão
T2 flat in Encosta da Marina, Portimão — image 2T2 flat in Encosta da Marina, Portimão — image 3T2 flat in Encosta da Marina, Portimão — image 4T2 flat in Encosta da Marina, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Encosta da Marina, Portimão

Portimão · Western Algarve ·

€477,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €32,444/yr
Average Daily Rate: €195
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 18.3 years
5-yr Capital Value: €626,771
10-yr Capital Value: €762,563
Brixfox Score: 68.3 / 100
Comparable Properties: 83
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.

€540,061

+13.2% over asking

Asking price€477,000
IMT — Property transfer tax (investment schedule)€25,990
IS — Stamp duty (0.8%)€3,816
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,155
Total acquisition costs€38,211
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)€540,061

Gross yield (asking price)

6.8%

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: 2
Bathrooms: 2
Building: 207 m²
Style: contemporary
Condition: excellent
Year Built: 2005
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pergola with natural reed coverlarge outdoor dining arearattan-style pendant lightsbamboo privacy screen

Score Breakdown

ROI
16.21
Visual Appeal
14.2
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.55
Payback Speed
2
STR Suitability
3

Description

Renovated 2-bedroom apartment with river view – Praia da Rocha On the top floor, this fully renovated 2-bedroom apartment offers a suite with private bathroom and walk-in wardrobe, a bright living room, a modern and equipped kitchen, and a fantastic 80 m2 terrace with river views. An exclusive property that combines c

Location

📍 37.1228°N, 8.5373°W

· Portimão, Algarve, Portugal

View on Famous Group Real Estate →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Encosta da Marina, Portimão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
207 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 Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$117K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,968/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
22.0 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: excellent

Description

Renovated 2-bedroom apartment with river view – Praia da Rocha On the top floor, this fully renovated 2-bedroom apartment offers a suite with private bathroom and walk-in wardrobe, a bright living room, a modern and equipped kitchen, and a fantastic 80 m2 terrace with river views. An exclusive property that combines c

Income Breakdown

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Nightly Rate (ADR)
$284/night
50% ($131)Brixfox estimate($284/night)200% ($523)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$23,612
Airbnb data$284/night · 45% occupancy
Rental income
$284/night · 45% occ.
$47,153
Running costs (20%)
Utilities, cleaning, maintenance
-$9,431
Income tax (10%)
Indonesian rental income tax
-$13,203
Property tax
Annual property tax
-$907
Net income
4.6% ROI
$23,612

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$518,478
IMT (transfer tax, investment schedule)$28,250
Imposto de Selo (stamp duty)$4,148
Notary & registration$1,359
Legal / due diligence$7,777
Total acquisition costs$41,534
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$587,023

Gross yield (asking)

9.1%

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.

$3.0M$2.2M$1.5M$742K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $477K
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 18: 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
$580K
+22%
Rental Income
+$115K
Total Position
$696K
+46%
7.8%/yr
Year 10
Capital Value
$706K
+48%
Rental Income
+$249K
Total Position
$955K
+100%
7.2%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$584K
Total Position
$1.6M
+241%
6.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.0M
Total Position
$2.6M
+441%
5.8%/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
4.6% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $261 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
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.
4.0%
$1,738/mo
40% occ.
5.4%
$2,343/mo
45% occ.
6.2%
$2,675/mo
current
55% occ.
7.6%
$3,280/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.