T2 flat in Portimão
T2 flat in Portimão — image 2T2 flat in Portimão — image 3T2 flat in Portimão — image 4T2 flat in Portimão — image 5
Grade B+apartmentluxury

T2 flat in Portimão

Portimão · Western Algarve ·

€452,500

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

50%

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: €28,729/yr
Average Daily Rate: €157
Payback Period: 19.5 years
5-yr Capital Value: €594,578
10-yr Capital Value: €723,395
Brixfox Score: 67.1 / 100
Comparable Properties: 43
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€528,138

+16.7% over asking

Asking price€452,500
IMT — Property transfer tax (investment schedule)€24,030
IS — Stamp duty (0.8%)€3,620
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,788
Total acquisition costs€35,688
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€528,138

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.4%

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: 2
Bathrooms: 2
Building: 106 m²
Style: modern
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen applianceslarge sliding glass doorsopen-plan living/dining/kitchen

Score Breakdown

ROI
15.65
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
4.12
Rental Demand
5
Payback Speed
2
STR Suitability
3

Description

A two-bedroom apartment under construction, scheduled for completion in the first quarter of 2027, located in downtown Portimão. It is located on the first floor of a modern architecture building, consisting of only four floors of one-bedroom, one-bedroom, two-bedroom, two-bedroom, and three-bedroom apartments, and on

Location

📍 37.1463°N, 8.5462°W

· Portimão, Algarve, Portugal

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

T2 flat in Portimão

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

Grade B+ investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$111K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,742/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
23.5 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

A two-bedroom apartment under construction, scheduled for completion in the first quarter of 2027, located in downtown Portimão. It is located on the first floor of a modern architecture building, consisting of only four floors of one-bedroom, one-bedroom, two-bedroom, two-bedroom, and three-bedroom apartments, and on

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$229/night
50% ($105)Brixfox estimate($229/night)200% ($422)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$20,905
Airbnb data$229/night · 50% occupancy
Rental income
$229/night · 50% occ.
$41,857
Running costs (20%)
Utilities, cleaning, maintenance
-$8,371
Income tax (10%)
Indonesian rental income tax
-$11,720
Property tax
Annual property tax
-$861
Net income
4.3% ROI
$20,905

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$491,848
IMT (transfer tax, investment schedule)$26,120
Imposto de Selo (stamp duty)$3,935
Notary & registration$1,359
Legal / due diligence$7,378
Total acquisition costs$38,791
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$574,063

Gross yield (asking)

8.5%

True gross yield (all-in)

7.3%

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.

$2.7M$2.1M$1.4M$685K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $453K
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 19: 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
$551K
+22%
Rental Income
+$102K
Total Position
$653K
+44%
7.6%/yr
Year 10
Capital Value
$670K
+48%
Rental Income
+$220K
Total Position
$890K
+97%
7.0%/yr
Year 20
Capital Value
$991K
+119%
Rental Income
+$517K
Total Position
$1.5M
+233%
6.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$915K
Total Position
$2.4M
+427%
5.7%/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
Average
4.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$211 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

Premium nightly rate of $211 — positioned in the top tier
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 4.3% 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.
3.4%
$1,394/mo
40% occ.
4.6%
$1,882/mo
50% occ.
5.8%
$2,370/mo
current
60% occ.
7.0%
$2,858/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.