T3 flat in Portimão
T3 flat in Portimão — image 2T3 flat in Portimão — image 3T3 flat in Portimão — image 4T3 flat in Portimão — image 5
Grade Aapartmentluxury

T3 flat in Portimão

Portimão · Western Algarve ·

€855,500

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

59%

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: €118,131/yr
Average Daily Rate: €548
Payback Period: 8.9 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 80.7 / 100
Comparable Properties: 11
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€976,557

+14.2% over asking

Asking price€855,500
IMT — Property transfer tax (investment schedule)€51,330
IS — Stamp duty (0.8%)€6,844
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,833
Total acquisition costs€72,257
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€976,557

Gross yield (asking price)

13.8%

True gross yield (all-in)

12.1%

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: 3
Bathrooms: 3
Building: 196 m²
Style: modern
Condition: new-build
Year Built: 2027
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen appliancesmarble kitchen islandfloor-to-ceiling windowsmodern fireplacewood accent wall

Score Breakdown

ROI
24.54
Visual Appeal
15
Ownership Security
13
Location
9.36
Land & Space
5.92
Rental Demand
5.9
Payback Speed
4
STR Suitability
3

Description

A 3-bedroom apartment under construction, scheduled for completion in the first quarter of 2027, located in downtown Portimão. It is located on the 3rd floor of a modern building, consisting of only 4 floors of 1-bedroom, 1+1-bedroom, 2-bedroom, 2+1-bedroom, and 3-bedroom apartments, plus 1 underground parking floor.

Location

📍 37.1463°N, 8.5462°W

· Portimão, Algarve, Portugal

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

T3 flat in Portimão

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
196 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$211K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.5%
$7,353/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.5 yr
Rental only

Property details

Year built: 2027
Energy: A
Condition: new-build

Description

A 3-bedroom apartment under construction, scheduled for completion in the first quarter of 2027, located in downtown Portimão. It is located on the 3rd floor of a modern building, consisting of only 4 floors of 1-bedroom, 1+1-bedroom, 2-bedroom, 2+1-bedroom, and 3-bedroom apartments, plus 1 underground parking floor.

Income Breakdown

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Nightly Rate (ADR)
$802/night
50% ($369)Brixfox estimate($802/night)200% ($1475)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$88,237
Airbnb data$802/night · 59% occupancy
Rental income
$802/night · 59% occ.
$172,815
Running costs (20%)
Utilities, cleaning, maintenance
-$34,563
Income tax (10%)
Indonesian rental income tax
-$48,388
Property tax
Annual property tax
-$1,627
Net income
9.5% ROI
$88,237

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$929,891
IMT (transfer tax, investment schedule)$55,793
Imposto de Selo (stamp duty)$7,439
Notary & registration$1,359
Legal / due diligence$13,949
Total acquisition costs$78,540
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,061,475

Gross yield (asking)

18.6%

True gross yield (all-in)

16.3%

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.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $856K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$431K
Total Position
$1.5M
+72%
11.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$931K
Total Position
$2.2M
+157%
9.9%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$2.2M
Total Position
$4.1M
+374%
8.1%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$3.9M
Total Position
$6.6M
+676%
7.1%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.5% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$738 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

High rental yield at 9.5% — outperforms most villas in this market
Premium nightly rate of $738 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
8.4%
$6,531/mo
49% occ.
10.6%
$8,238/mo
59% occ.
12.8%
$9,945/mo
current
69% occ.
15.0%
$11,652/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.