T1 flat in Boavista, Portimão
T1 flat in Boavista, Portimão — image 2T1 flat in Boavista, Portimão — image 3T1 flat in Boavista, Portimão — image 4T1 flat in Boavista, Portimão — image 5
Grade B+apartmentluxury

T1 flat in Boavista, Portimão

Portimão · Western Algarve ·

€321,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

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: €21,557/yr
Average Daily Rate: €120
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.4 years
5-yr Capital Value: €421,789
10-yr Capital Value: €513,171
Brixfox Score: 67.9 / 100
Comparable Properties: 32
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€374,243

+16.6% over asking

Asking price€321,000
IMT — Property transfer tax (investment schedule)€13,510
IS — Stamp duty (0.8%)€2,568
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,815
Total acquisition costs€22,143
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,100
All-in investment (incl. renovation & furnishing)€374,243

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.8%

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: 126 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

geometric facade with contrasting colorslarge private terraces/patiosintegrated planters/greenery on balconies

Score Breakdown

ROI
16.13
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
4.52
Rental Demand
4.92
Payback Speed
2
STR Suitability
3

Description

*ROCHA BELA RESIDENCES* ONLY 6 UNITS AVAILABLE The new development to be born in Portimão. Get ready to be seduced by a unique living experience, where luxury merges with nature and sophistication meets the ocean, all in the heart of one of the most beautiful areas in Portugal. This development will have 15 1-bedroom

Location

📍 37.1482°N, 8.5536°W

· Portimão, Algarve, Portugal

View on RE/MAX Platina II →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Boavista, Portimão

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

Grade B+ investment — short-term rental yields 4.5% 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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$79K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,313/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
22.1 yr
Rental only

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

*ROCHA BELA RESIDENCES* ONLY 6 UNITS AVAILABLE The new development to be born in Portimão. Get ready to be seduced by a unique living experience, where luxury merges with nature and sophistication meets the ocean, all in the heart of one of the most beautiful areas in Portugal. This development will have 15 1-bedroom

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$175/night
50% ($81)Brixfox estimate($175/night)200% ($322)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$15,755
Airbnb data$175/night · 49% occupancy
Rental income
$175/night · 49% occ.
$31,472
Running costs (20%)
Utilities, cleaning, maintenance
-$6,294
Income tax (10%)
Indonesian rental income tax
-$8,812
Property tax
Annual property tax
-$611
Net income
4.5% ROI
$15,755

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$348,913
IMT (transfer tax, investment schedule)$14,685
Imposto de Selo (stamp duty)$2,791
Notary & registration$1,359
Legal / due diligence$5,234
Total acquisition costs$24,068
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$406,786

Gross yield (asking)

9.0%

True gross yield (all-in)

7.7%

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.

$2.0M$1.5M$995K$498K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $321K
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 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$391K
+22%
Rental Income
+$77K
Total Position
$467K
+46%
7.8%/yr
Year 10
Capital Value
$475K
+48%
Rental Income
+$166K
Total Position
$641K
+100%
7.2%/yr
Year 20
Capital Value
$703K
+119%
Rental Income
+$389K
Total Position
$1.1M
+240%
6.3%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$690K
Total Position
$1.7M
+439%
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
4.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$161 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

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 4.5% 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.
3.7%
$1,068/mo
40% occ.
5.0%
$1,440/mo
49% occ.
6.1%
$1,785/mo
current
59% occ.
7.4%
$2,158/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.