T4 flat in Beco das Giestas, Fojo, Portimão Cidade, Portimão
T4 flat in Beco das Giestas, Fojo, Portimão Cidade, Portimão — image 2T4 flat in Beco das Giestas, Fojo, Portimão Cidade, Portimão — image 3T4 flat in Beco das Giestas, Fojo, Portimão Cidade, Portimão — image 4T4 flat in Beco das Giestas, Fojo, Portimão Cidade, Portimão — image 5
Grade B+apartmentmid-range

T4 flat in Beco das Giestas, Fojo, Portimão Cidade, Portimão

Portimão · Western Algarve ·

€485,000

Asking Price (EUR)

7.8%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.0%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €69,564/yr
Average Daily Rate: €473
Payback Period: 8.5 years
5-yr Capital Value: €637,283
10-yr Capital Value: €775,352
Brixfox Score: 74.3 / 100
Comparable Properties: 9
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€581,310

+19.9% over asking

Asking price€485,000
IMT — Property transfer tax (investment schedule)€26,630
IS — Stamp duty (0.8%)€3,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,275
Total acquisition costs€39,035
Renovation (est. €55/m² × 395 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,725
(€11,850–€31,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€581,310

Gross yield (asking price)

14.3%

True gross yield (all-in)

12.0%

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: 4
Bathrooms: 4
Building: 395 m²
Style: contemporary
Condition: good
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large rooftop terraceintegrated outdoor BBQ area

Score Breakdown

ROI
24.94
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
6
Rental Demand
4.03
Payback Speed
4
STR Suitability
3

Description

Duplex flat of type T4 with a total area of 275 m2 with large terraces, excellent interior areas and two parking spaces. Apartment located in one of the quietest areas of the city of Portimão, in a building of 6 apartments, with a covered area of 191 m², complemented by 85 m² of balconies, terraces and garage. The qu

Location

📍 37.1386°N, 8.5494°W

· Portimão, Algarve, Portugal

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

T4 flat in Beco das Giestas, Fojo, Portimão Cidade, Portimão

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
395 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$119K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$4,396/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
10.0 yr
Rental only

Property details

Energy: B-
Condition: good

Description

Duplex flat of type T4 with a total area of 275 m2 with large terraces, excellent interior areas and two parking spaces. Apartment located in one of the quietest areas of the city of Portimão, in a building of 6 apartments, with a covered area of 191 m², complemented by 85 m² of balconies, terraces and garage. The qu

Income Breakdown

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Nightly Rate (ADR)
$702/night
50% ($323)Brixfox estimate($702/night)200% ($1291)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$52,756
Airbnb data$702/night · 40% occupancy
Rental income
$702/night · 40% occ.
$103,228
Running costs (20%)
Utilities, cleaning, maintenance
-$20,646
Income tax (10%)
Indonesian rental income tax
-$28,904
Property tax
Annual property tax
-$923
Net income
10.0% ROI
$52,756

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$527,174
IMT (transfer tax, investment schedule)$28,946
Imposto de Selo (stamp duty)$4,217
Notary & registration$1,359
Legal / due diligence$7,908
Total acquisition costs$42,429
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$23,614
($12,880–$34,348)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$631,859

Gross yield (asking)

19.6%

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.

$4.5M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $485K
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 9: 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
$590K
+22%
Rental Income
+$258K
Total Position
$848K
+75%
11.8%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$556K
Total Position
$1.3M
+163%
10.1%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.3M
Total Position
$2.4M
+388%
8.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.3M
Total Position
$3.9M
+700%
7.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$645 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $645 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — 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.
10.0%
$4,405/mo
40% occ.
13.4%
$5,898/mo
current
40% occ.
13.5%
$5,945/mo
current
50% occ.
16.9%
$7,439/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.