T2 flat in Rua Poeta António Aleixo, 13, Centro, Alvor
T2 flat in Rua Poeta António Aleixo, 13, Centro, Alvor — image 2T2 flat in Rua Poeta António Aleixo, 13, Centro, Alvor — image 3T2 flat in Rua Poeta António Aleixo, 13, Centro, Alvor — image 4T2 flat in Rua Poeta António Aleixo, 13, Centro, Alvor — image 5
Grade B+apartmentluxury

T2 flat in Rua Poeta António Aleixo, 13, Centro, Alvor

Portimão · Western Algarve ·

€590,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €52,732/yr
Average Daily Rate: €263
Payback Period: 13.6 years
5-yr Capital Value: €775,251
10-yr Capital Value: €943,212
Brixfox Score: 71.8 / 100
Comparable Properties: 45
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€682,300

+15.6% over asking

Asking price€590,000
IMT — Property transfer tax (investment schedule)€35,030
IS — Stamp duty (0.8%)€4,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,850
Total acquisition costs€49,850
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€682,300

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.7%

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: 109 m²
Style: contemporary
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop pool with ocean viewmodern open-plan livingintegrated kitchen applianceslarge sliding glass doors

Score Breakdown

ROI
19.13
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
4.18
Rental Demand
5.5
Payback Speed
3
STR Suitability
3

Description

Welcome to Oásis Castelo de Alvor, an exclusive condominium that combines luxury, comfort, and energy efficiency in the charming village of Alvor. Apartments - T1 | T2 | T3 Development Highlights: - Modern Architecture and Safety – Reinforced concrete structure with seismic certification and thermal/acoustic insulat

Location

📍 37.1294°N, 8.5930°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Poeta António Aleixo, 13, Centro, Alvor

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

Grade B+ investment — short-term rental yields 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$145K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$3,312/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
16.1 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

Welcome to Oásis Castelo de Alvor, an exclusive condominium that combines luxury, comfort, and energy efficiency in the charming village of Alvor. Apartments - T1 | T2 | T3 Development Highlights: - Modern Architecture and Safety – Reinforced concrete structure with seismic certification and thermal/acoustic insulat

Income Breakdown

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Nightly Rate (ADR)
$391/night
50% ($180)Brixfox estimate($391/night)200% ($720)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$39,742
Airbnb data$391/night · 55% occupancy
Rental income
$391/night · 55% occ.
$78,585
Running costs (20%)
Utilities, cleaning, maintenance
-$15,717
Income tax (10%)
Indonesian rental income tax
-$22,004
Property tax
Annual property tax
-$1,122
Net income
6.2% ROI
$39,742

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$641,304
IMT (transfer tax, investment schedule)$38,076
Imposto de Selo (stamp duty)$5,130
Notary & registration$1,359
Legal / due diligence$9,620
Total acquisition costs$54,185
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$741,630

Gross yield (asking)

12.3%

True gross yield (all-in)

10.6%

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.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $590K
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 14: 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
$718K
+22%
Rental Income
+$194K
Total Position
$912K
+55%
9.1%/yr
Year 10
Capital Value
$873K
+48%
Rental Income
+$419K
Total Position
$1.3M
+119%
8.2%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$982K
Total Position
$2.3M
+286%
7.0%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.7M
Total Position
$3.7M
+519%
6.3%/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
6.2% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$360 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $360 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
5.3%
$2,824/mo
45% occ.
6.8%
$3,657/mo
55% occ.
8.4%
$4,490/mo
current
65% occ.
10.0%
$5,323/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.