T5 flat in Rua Professor Doutor Montalvão Marques, Quinta da Malata, Portimão Cidade, Portimão
T5 flat in Rua Professor Doutor Montalvão Marques, Quinta da Malata, Portimão Cidade, Portimão — image 2T5 flat in Rua Professor Doutor Montalvão Marques, Quinta da Malata, Portimão Cidade, Portimão — image 3T5 flat in Rua Professor Doutor Montalvão Marques, Quinta da Malata, Portimão Cidade, Portimão — image 4T5 flat in Rua Professor Doutor Montalvão Marques, Quinta da Malata, Portimão Cidade, Portimão — image 5
Grade Aapartmentmid-range

T5 flat in Rua Professor Doutor Montalvão Marques, Quinta da Malata, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€649,900

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €97,050/yr
Average Daily Rate: €401
Payback Period: 6.7 years
5-yr Capital Value: €853,959
10-yr Capital Value: €1.0M
Brixfox Score: 77.8 / 100
Comparable Properties: 9
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€763,317

+17.5% over asking

Asking price€649,900
IMT — Property transfer tax (investment schedule)€38,994
IS — Stamp duty (0.8%)€5,199
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,749
Total acquisition costs€55,192
Renovation (est. €55/m² × 315 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,325
(€9,450–€25,200)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,900
All-in investment (incl. renovation & furnishing)€763,317

Gross yield (asking price)

14.9%

True gross yield (all-in)

12.7%

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: 5
Bathrooms: 3
Building: 315 m²
Style: dated
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large kitchen with islandspacious living areasbalcony

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
8.22
Payback Speed
5
STR Suitability
3

Description

Discover this magnificent 5 bedroom flat, resulting from the intelligent combination of a 4 bedroom flat with a 2 bedroom flat, located in the heart of the city of Portimão, in the privileged area of Malata. With a total area of 285m², plus 30m² of balconies, this property offers space and comfort for the whole family

Location

📍 37.1356°N, 8.5399°W

· Portimão, Algarve, Portugal

View on YES TEAM REAL ESTATE →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T5 flat in Rua Professor Doutor Montalvão Marques, Quinta da Malata, Portimão Cidade, Portimão

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

Grade A investment — short-term rental yields 12.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+17.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$160K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.8%
$7,540/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Property details

Energy: D
Condition: good

Description

Discover this magnificent 5 bedroom flat, resulting from the intelligent combination of a 4 bedroom flat with a 2 bedroom flat, located in the heart of the city of Portimão, in the privileged area of Malata. With a total area of 285m², plus 30m² of balconies, this property offers space and comfort for the whole family

Income Breakdown

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Nightly Rate (ADR)
$588/night
50% ($270)Brixfox estimate($588/night)200% ($1081)
Occupancy
82%
10%Brixfox estimate(82%)100%

Short-Term Rental

Yearly income
$90,482
Airbnb data$588/night · 82% occupancy
Rental income
$588/night · 82% occ.
$176,380
Running costs (20%)
Utilities, cleaning, maintenance
-$35,276
Income tax (10%)
Indonesian rental income tax
-$49,387
Property tax
Annual property tax
-$1,236
Net income
12.8% ROI
$90,482

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$706,413
IMT (transfer tax, investment schedule)$42,385
Imposto de Selo (stamp duty)$5,651
Notary & registration$1,359
Legal / due diligence$10,597
Total acquisition costs$59,991
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,832
($10,272–$27,391)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$829,692

Gross yield (asking)

25.0%

True gross yield (all-in)

21.3%

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.

$7.0M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$442K
Total Position
$1.2M
+90%
13.7%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$954K
Total Position
$1.9M
+195%
11.4%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$2.2M
Total Position
$3.7M
+463%
9.0%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$4.0M
Total Position
$6.1M
+834%
7.7%/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
Strong
12.8% annual return
Occupancy
Strong
82% average occupancy
Nightly Rate
Strong
$541 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

High rental yield at 12.8% — outperforms most villas in this market
Strong occupancy at 82% — consistent booking demand
Premium nightly rate of $541 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

62% occ.
13.1%
$7,684/mo
72% occ.
15.2%
$8,935/mo
82% occ.
17.3%
$10,186/mo
current
92% occ.
19.4%
$11,437/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.