T1 flat in Rua João Simões Tavares, Nn, Amparo - Alto do Quintão, Portimão Cidade, Portimão
T1 flat in Rua João Simões Tavares, Nn, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 2T1 flat in Rua João Simões Tavares, Nn, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 3T1 flat in Rua João Simões Tavares, Nn, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 4T1 flat in Rua João Simões Tavares, Nn, Amparo - Alto do Quintão, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T1 flat in Rua João Simões Tavares, Nn, Amparo - Alto do Quintão, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€205,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €21,255/yr
Average Daily Rate: €119
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 11.9 years
5-yr Capital Value: €269,367
10-yr Capital Value: €327,726
Brixfox Score: 68.2 / 100
Comparable Properties: 86
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€238,312

+16.2% over asking

Asking price€205,000
IMT — Property transfer tax (investment schedule)€5,347
IS — Stamp duty (0.8%)€1,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,075
Total acquisition costs€11,312
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€238,312

Gross yield (asking price)

10.4%

True gross yield (all-in)

8.9%

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: 51 m²
Style: contemporary
Condition: new-build
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private balconiescommunal swimming pool

Score Breakdown

ROI
20.74
Visual Appeal
10.2
Ownership Security
13
Location
9.36
Land & Space
3.02
Rental Demand
4.88
Payback Speed
4
STR Suitability
3

Description

Excellent 1 bedroom flat with swimming pool, located in Alto do Quintão, Portimão. Discover your perfect getaway in this excellent 1 bedroom flat, strategically located in Alto do Quintão in Portimão. Comprising entrance hall, living room integrated with a kitchenette. The bedroom with a built-in wardrobe, offers

Location

📍 37.1296°N, 8.5439°W

· Portimão, Algarve, Portugal

View on Arnaut Consultores →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua João Simões Tavares, Nn, Amparo - Alto do Quintão, Portimão Cidade, Portimão

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

Grade B+ investment — short-term rental yields 7.1% 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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$50K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$1,318/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Property details

Energy: D
Condition: new-build

Description

Excellent 1 bedroom flat with swimming pool, located in Alto do Quintão, Portimão. Discover your perfect getaway in this excellent 1 bedroom flat, strategically located in Alto do Quintão in Portimão. Comprising entrance hall, living room integrated with a kitchenette. The bedroom with a built-in wardrobe, offers

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
$15,810
Airbnb data$175/night · 49% occupancy
Rental income
$175/night · 49% occ.
$31,154
Running costs (20%)
Utilities, cleaning, maintenance
-$6,231
Income tax (10%)
Indonesian rental income tax
-$8,723
Property tax
Annual property tax
-$390
Net income
7.1% ROI
$15,810

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$222,826
IMT (transfer tax, investment schedule)$5,812
Imposto de Selo (stamp duty)$1,783
Notary & registration$1,359
Legal / due diligence$3,342
Total acquisition costs$12,296
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$259,035

Gross yield (asking)

14.0%

True gross yield (all-in)

12.0%

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.

$1.6M$1.2M$780K$390K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $205K
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 12: 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
$249K
+22%
Rental Income
+$77K
Total Position
$327K
+59%
9.8%/yr
Year 10
Capital Value
$303K
+48%
Rental Income
+$167K
Total Position
$470K
+129%
8.7%/yr
Year 20
Capital Value
$449K
+119%
Rental Income
+$391K
Total Position
$840K
+310%
7.3%/yr
Year 30
Capital Value
$665K
+224%
Rental Income
+$692K
Total Position
$1.4M
+562%
6.5%/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
Good
7.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$161 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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

30% occ.
5.8%
$1,086/mo
40% occ.
7.9%
$1,458/mo
49% occ.
9.6%
$1,785/mo
current
59% occ.
11.6%
$2,157/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.