T2 flat, herdade das derreguias, Nn, Portimão
Grade Aapartmentmid-range

T2 flat, herdade das derreguias, Nn, Portimão

Portimão · Western Algarve ·

€230,000

Asking Price (EUR)

12.4%

True Net Yield (Owner, all-in)

8.6%

True Net Yield (Managed, all-in)

19.1%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €51,330/yr
Average Daily Rate: €212
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 4.5 years
5-yr Capital Value: €302,217
10-yr Capital Value: €367,693
Brixfox Score: 78 / 100
Comparable Properties: 4
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€268,487

+16.7% over asking

Asking price€230,000
IMT — Property transfer tax (investment schedule)€7,097
IS — Stamp duty (0.8%)€1,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,450
Total acquisition costs€13,637
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)€268,487

Gross yield (asking price)

22.3%

True gross yield (all-in)

19.1%

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
Building: 119 m²
Style: contemporary
Condition: excellent
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated hobmodern pendant light

Score Breakdown

ROI
25
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
8
Payback Speed
5
STR Suitability
3

Description

T2 apartment fully furnished with terrace and countryside view This two-bedroom apartment, sold fully furnished, offers a spacious open-plan living room with a dining area, two spacious bedrooms with built-in wardrobes, two bathrooms, and a fully equipped kitchen with hob, oven, extractor fan, microwave, fridge, water

Location

📍 37.1230°N, 8.3070°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat, herdade das derreguias, Nn, Portimão

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

Grade A investment — short-term rental yields 18.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+23.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$57K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.8%
$3,916/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.3 yr
Rental only

Property details

Condition: excellent

Description

T2 apartment fully furnished with terrace and countryside view This two-bedroom apartment, sold fully furnished, offers a spacious open-plan living room with a dining area, two spacious bedrooms with built-in wardrobes, two bathrooms, and a fully equipped kitchen with hob, oven, extractor fan, microwave, fridge, water

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$312/night
50% ($144)Brixfox estimate($312/night)200% ($574)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$46,993
Airbnb data$312/night · 80% occupancy
Rental income
$312/night · 80% occ.
$91,212
Running costs (20%)
Utilities, cleaning, maintenance
-$18,242
Income tax (10%)
Indonesian rental income tax
-$25,539
Property tax
Annual property tax
-$438
Net income
18.8% ROI
$46,993

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$250,000
IMT (transfer tax, investment schedule)$7,714
Imposto de Selo (stamp duty)$2,000
Notary & registration$1,359
Legal / due diligence$3,750
Total acquisition costs$14,823
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$291,834

Gross yield (asking)

36.5%

True gross yield (all-in)

31.3%

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$806K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $230K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$280K
+22%
Rental Income
+$230K
Total Position
$509K
+121%
17.2%/yr
Year 10
Capital Value
$340K
+48%
Rental Income
+$496K
Total Position
$836K
+264%
13.8%/yr
Year 20
Capital Value
$504K
+119%
Rental Income
+$1.2M
Total Position
$1.7M
+624%
10.4%/yr
Year 30
Capital Value
$746K
+224%
Rental Income
+$2.1M
Total Position
$2.8M
+1119%
8.7%/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
Strong
18.8% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Strong
$287 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.8% — outperforms most villas in this market
Strong occupancy at 80% — consistent booking demand
Premium nightly rate of $287 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

60% occ.
19.0%
$3,955/mo
70% occ.
22.2%
$4,620/mo
80% occ.
25.4%
$5,284/mo
current
90% occ.
28.6%
$5,949/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.