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 ·

€606,500

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €25,813/yr
Average Daily Rate: €144
Payback Period: 29.1 years
5-yr Capital Value: €796,932
10-yr Capital Value: €969,590
Brixfox Score: 60.4 / 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.

€682,900

+12.6% over asking

Asking price€606,500
IMT — Property transfer tax (investment schedule)€36,350
IS — Stamp duty (0.8%)€4,852
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,098
Total acquisition costs€51,550
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)€682,900

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 132 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-living spacelarge windows for natural lightminimalist bedroom decor

Score Breakdown

ROI
11.86
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
4.64
Rental Demand
4.93
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 2nd 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 one

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
132 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.8% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$149K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$1,533/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.8 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 2nd 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 one

Income Breakdown

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Nightly Rate (ADR)
$209/night
50% ($96)Brixfox estimate($209/night)200% ($385)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$18,392
Airbnb data$209/night · 49% occupancy
Rental income
$209/night · 49% occ.
$37,588
Running costs (20%)
Utilities, cleaning, maintenance
-$7,518
Income tax (10%)
Indonesian rental income tax
-$10,525
Property tax
Annual property tax
-$1,154
Net income
2.8% ROI
$18,392

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$659,239
IMT (transfer tax, investment schedule)$39,511
Imposto de Selo (stamp duty)$5,274
Notary & registration$1,359
Legal / due diligence$9,889
Total acquisition costs$56,033
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$742,283

Gross yield (asking)

5.7%

True gross yield (all-in)

5.1%

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.

$3.2M$2.4M$1.6M$797K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $607K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$738K
+22%
Rental Income
+$90K
Total Position
$828K
+36%
6.4%/yr
Year 10
Capital Value
$898K
+48%
Rental Income
+$194K
Total Position
$1.1M
+80%
6.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$455K
Total Position
$1.8M
+194%
5.5%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$805K
Total Position
$2.8M
+357%
5.2%/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
Weak
2.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$192 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 2.8% is below 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.
2.3%
$1,239/mo
40% occ.
3.1%
$1,684/mo
49% occ.
3.8%
$2,097/mo
current
59% occ.
4.6%
$2,542/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.