T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão
T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 2T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 3T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 4T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão — image 5
Grade Bapartmentbudget

T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão

Portimão · Western Algarve ·

€255,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €18,444/yr
Average Daily Rate: €99
Payback Period: 36.2 years
5-yr Capital Value: €295,615
10-yr Capital Value: €342,699
Brixfox Score: 56.3 / 100
Comparable Properties: 85
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€331,962

+30.2% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €900/m² × 50 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€45,000
(€35,000–€55,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,000
All-in investment (incl. renovation & furnishing)€331,962

Gross yield (asking price)

7.2%

True gross yield (all-in)

5.6%

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: 1
Bathrooms: 1
Building: 50 m²
Style: dated
Condition: needs-renovation
Year Built: 1993
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.66
Visual Appeal
10.2
Ownership Security
13
Location
9.36
Land & Space
3
Rental Demand
5.08
Payback Speed
1
STR Suitability
4

Description

Apartment for sale in Praia da Rocha with sea views. East-facing apartment comprising one bedroom, one bathroom, open-plan living room and kitchen, two pleasant balconies and swimming pool. Excellent opportunity for those wishing to live by the beach or invest. Schedule your visit now!

Location

📍 37.1246°N, 8.5478°W

· Portimão, Algarve, Portugal

View on REMAX SUN →Also on Idealista.pt
T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão
Idealista.pt
Source verified

T1 flat in Avenida São Lourenço da Barrosa, Vau, Portimão

Portimão · Western Algarve · Freehold · Ref BF-3209
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
50 m²
True net yield
2.8%
≈ $1,482/mo net after costs & tax
Brixfox Score 56 · B

Property details

Year built: 1993
Energy: C
Condition: needs-renovation

Description

Apartment for sale in Praia da Rocha with sea views. East-facing apartment comprising one bedroom, one bathroom, open-plan living room and kitchen, two pleasant balconies and swimming pool. Excellent opportunity for those wishing to live by the beach or invest. Schedule your visit now!

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$143/night
50% ($66)Brixfox estimate($143/night)200% ($263)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$12,776
Airbnb data$143/night · 51% occupancy
Rental income
$143/night · 51% occ.
$24,568
Running costs (20%)
Utilities, cleaning, maintenance
-$4,914
Income tax (10%)
Indonesian rental income tax
-$6,879
Property tax
Annual property tax
-$0
Net income
4.6% ROI
$12,776

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

2.8%

on all-in cost of $315,060

Scenario
Pre-tax
After-tax
Owner-managed
5.6%
5.0%
Fully-managed
3.5%
2.8%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

7.8%

Annual Revenue

$24,568

Income Tax / yr

$2,150

Payback

36 yrs

True All-In Cost
Asking price$277,174
IMT — transfer tax (non-resident 7.5%)$20,788
Stamp duty (0.8%)$2,217
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$315,060

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$1.6M$1.2M$797K$399K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$310K
+22%
Rental Income
+$62K
Total Position
$373K
+46%
7.9%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$135K
Total Position
$512K
+101%
7.2%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$316K
Total Position
$875K
+243%
6.4%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$559K
Total Position
$1.4M
+444%
5.8%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$132 per night
Visual Appeal
Average
4/10 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 4.6% 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

31% occ.
4.1%
$939/mo
41% occ.
5.4%
$1,243/mo
51% occ.
6.7%
$1,548/mo
current
61% occ.
8.0%
$1,852/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$277,174
2.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.