T1 flat in Portimão
T1 flat in Portimão — image 2T1 flat in Portimão — image 3T1 flat in Portimão — image 4T1 flat in Portimão — image 5
Grade B+apartmentmid-range

T1 flat in Portimão

Portimão · Western Algarve ·

€248,500

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

52%

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 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €18,268/yr
Average Daily Rate: €96
Payback Period: 16.9 years
5-yr Capital Value: €326,525
10-yr Capital Value: €397,268
Brixfox Score: 66.2 / 100
Comparable Properties: 48
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€283,358

+14.0% over asking

Asking price€248,500
IMT — Property transfer tax (investment schedule)€8,392
IS — Stamp duty (0.8%)€1,988
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,728
Total acquisition costs€15,358
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€283,358

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.4%

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: 55 m²
Style: modern
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen appliancesminimalist wall-mounted TV unitstrip lighting

Score Breakdown

ROI
16.92
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
3.1
Rental Demand
5.21
Payback Speed
2
STR Suitability
3

Description

1 bedroom apartment under construction, scheduled for completion in the 1st quarter of 2027, located in the center of Portimão. It is located on the 2nd floor of a modern architecture building, consisting of only 4 floors of 1-bedroom, 1-bedroom, 2-bedroom, 2-bedroom, and 3-bedroom apartments, and one underground park

Location

📍 37.1463°N, 8.5462°W

· Portimão, Algarve, Portugal

View on Garvetur →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Portimão

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

Grade B+ investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$61K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,115/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
20.2 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

1 bedroom apartment under construction, scheduled for completion in the 1st quarter of 2027, located in the center of Portimão. It is located on the 2nd floor of a modern architecture building, consisting of only 4 floors of 1-bedroom, 1-bedroom, 2-bedroom, 2-bedroom, and 3-bedroom apartments, and one underground park

Income Breakdown

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Nightly Rate (ADR)
$140/night
50% ($64)Brixfox estimate($140/night)200% ($258)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$13,381
Airbnb data$140/night · 52% occupancy
Rental income
$140/night · 52% occ.
$26,641
Running costs (20%)
Utilities, cleaning, maintenance
-$5,328
Income tax (10%)
Indonesian rental income tax
-$7,460
Property tax
Annual property tax
-$473
Net income
5.0% ROI
$13,381

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$270,109
IMT (transfer tax, investment schedule)$9,122
Imposto de Selo (stamp duty)$2,161
Notary & registration$1,359
Legal / due diligence$4,052
Total acquisition costs$16,693
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$307,998

Gross yield (asking)

9.9%

True gross yield (all-in)

8.6%

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.

$1.6M$1.2M$800K$400K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $249K
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 17: 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
$302K
+22%
Rental Income
+$65K
Total Position
$368K
+48%
8.2%/yr
Year 10
Capital Value
$368K
+48%
Rental Income
+$141K
Total Position
$509K
+105%
7.4%/yr
Year 20
Capital Value
$544K
+119%
Rental Income
+$331K
Total Position
$875K
+252%
6.5%/yr
Year 30
Capital Value
$806K
+224%
Rental Income
+$586K
Total Position
$1.4M
+460%
5.9%/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
5.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$129 per night
Visual Appeal
Good
7/10 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
Yield of 5.0% 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

32% occ.
4.1%
$918/mo
42% occ.
5.4%
$1,216/mo
52% occ.
6.7%
$1,515/mo
current
62% occ.
8.1%
$1,813/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.