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 Bapartmentmid-range

T2 flat in Portimão

Portimão · Western Algarve ·

€454,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

49%

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: €22,490/yr
Average Daily Rate: €127
Payback Period: 25.0 years
5-yr Capital Value: €596,549
10-yr Capital Value: €725,793
Brixfox Score: 58.2 / 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.

€514,692

+13.4% over asking

Asking price€454,000
IMT — Property transfer tax (investment schedule)€24,150
IS — Stamp duty (0.8%)€3,632
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,810
Total acquisition costs€35,842
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)€514,692

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.4%

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: 104 m²
Style: modern
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchenlarge windows/sliding doorsminimalist kitchen design

Score Breakdown

ROI
13.93
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
4.08
Rental Demand
4.85
Payback Speed
0
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
104 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$112K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$1,348/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.5 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

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Customize your projections
Nightly Rate (ADR)
$185/night
50% ($85)Brixfox estimate($185/night)200% ($340)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$16,178
Airbnb data$185/night · 49% occupancy
Rental income
$185/night · 49% occ.
$32,772
Running costs (20%)
Utilities, cleaning, maintenance
-$6,554
Income tax (10%)
Indonesian rental income tax
-$9,176
Property tax
Annual property tax
-$864
Net income
3.3% ROI
$16,178

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$493,478
IMT (transfer tax, investment schedule)$26,250
Imposto de Selo (stamp duty)$3,948
Notary & registration$1,359
Legal / due diligence$7,402
Total acquisition costs$38,959
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$559,448

Gross yield (asking)

6.6%

True gross yield (all-in)

5.9%

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.

$2.5M$1.9M$1.3M$627K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $454K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$552K
+22%
Rental Income
+$79K
Total Position
$631K
+39%
6.8%/yr
Year 10
Capital Value
$672K
+48%
Rental Income
+$171K
Total Position
$843K
+86%
6.4%/yr
Year 20
Capital Value
$995K
+119%
Rental Income
+$400K
Total Position
$1.4M
+207%
5.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$708K
Total Position
$2.2M
+380%
5.4%/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
3.3% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$170 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 3.3% 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.
2.7%
$1,109/mo
40% occ.
3.7%
$1,503/mo
49% occ.
4.5%
$1,840/mo
current
59% occ.
5.4%
$2,233/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.