T2 flat in Boavista, Portimão
T2 flat in Boavista, Portimão — image 2T2 flat in Boavista, Portimão — image 3T2 flat in Boavista, Portimão — image 4T2 flat in Boavista, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Boavista, Portimão

Portimão · Western Algarve ·

€275,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €26,243/yr
Average Daily Rate: €145
Payback Period: 13.1 years
5-yr Capital Value: €361,346
10-yr Capital Value: €439,633
Brixfox Score: 70.2 / 100
Comparable Properties: 43
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€317,672

+15.5% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
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)€317,672

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.3%

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: 1
Building: 86 m²
Style: modern
Condition: new-build
Year Built: 1982
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchendark blue kitchen cabinetryrecessed lighting

Score Breakdown

ROI
19.52
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
3.72
Rental Demand
4.96
Payback Speed
3
STR Suitability
3

Description

A refurbished T2 apartment with excellent sunlight, just a stone’s throw from Aqua and the Portimão Retail Centre, in a residential area with excellent transport links. Living room with a fully equipped kitchen, featuring Electrolux appliances, and access to a balcony. Two bedrooms with fitted wardrobes (one of which

Location

📍 37.1454°N, 8.5444°W

· Portimão, Algarve, Portugal

View on Arabiscos, Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Boavista, Portimão

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

Grade B+ investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$68K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,599/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.6 yr
Rental only

Property details

Year built: 1982
Energy: C
Condition: new-build

Description

A refurbished T2 apartment with excellent sunlight, just a stone’s throw from Aqua and the Portimão Retail Centre, in a residential area with excellent transport links. Living room with a fully equipped kitchen, featuring Electrolux appliances, and access to a balcony. Two bedrooms with fitted wardrobes (one of which

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$210/night
50% ($96)Brixfox estimate($210/night)200% ($386)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$19,185
Airbnb data$210/night · 50% occupancy
Rental income
$210/night · 50% occ.
$37,901
Running costs (20%)
Utilities, cleaning, maintenance
-$7,580
Income tax (10%)
Indonesian rental income tax
-$10,612
Property tax
Annual property tax
-$523
Net income
6.4% ROI
$19,185

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$298,913
IMT (transfer tax, investment schedule)$11,138
Imposto de Selo (stamp duty)$2,391
Notary & registration$1,359
Legal / due diligence$4,484
Total acquisition costs$19,372
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$345,296

Gross yield (asking)

12.7%

True gross yield (all-in)

11.0%

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.

$2.0M$1.5M$996K$498K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$335K
+22%
Rental Income
+$94K
Total Position
$428K
+56%
9.3%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$202K
Total Position
$609K
+122%
8.3%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$474K
Total Position
$1.1M
+292%
7.1%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$840K
Total Position
$1.7M
+530%
6.3%/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
Good
6.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$193 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
Occupancy at 50% — 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

30% occ.
5.2%
$1,295/mo
40% occ.
7.0%
$1,741/mo
50% occ.
8.7%
$2,167/mo
current
60% occ.
10.5%
$2,613/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.