T2 flat in Rua Giacomino Ferrari, 57, Praia da Rocha, Portimão
T2 flat in Rua Giacomino Ferrari, 57, Praia da Rocha, Portimão — image 2T2 flat in Rua Giacomino Ferrari, 57, Praia da Rocha, Portimão — image 3T2 flat in Rua Giacomino Ferrari, 57, Praia da Rocha, Portimão — image 4T2 flat in Rua Giacomino Ferrari, 57, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Giacomino Ferrari, 57, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€515,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €27,511/yr
Average Daily Rate: €172
Payback Period: 23.1 years
5-yr Capital Value: €676,702
10-yr Capital Value: €823,312
Brixfox Score: 59 / 100
Comparable Properties: 83
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€584,475

+13.5% over asking

Asking price€515,000
IMT — Property transfer tax (investment schedule)€29,030
IS — Stamp duty (0.8%)€4,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,725
Total acquisition costs€42,125
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€584,475

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 2
Bathrooms: 2
Building: 140 m²
Style: contemporary
Condition: excellent
Year Built: 2017
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large balconiescommunal pool areaopen-plan living/kitchen

Score Breakdown

ROI
14.44
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.8
Rental Demand
4.38
Payback Speed
1
STR Suitability
3

Description

Located just a 5-minute walk from Praia da Rocha, this 2 bedroom flat is located in a private condominium with two entrances, one of which offers the most direct and practical access to reach the beach. The property has a living room in kitchenette, 2 bedrooms (one en suite), a second full bathroom and large balconies

Location

📍 37.1249°N, 8.5377°W

· Portimão, Algarve, Portugal

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Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Giacomino Ferrari, 57, Praia da Rocha, Portimão

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

Grade B investment — short-term rental yields 3.6% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$127K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$1,662/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.1 yr
Rental only

Property details

Year built: 2017
Energy: A
Condition: excellent

Description

Located just a 5-minute walk from Praia da Rocha, this 2 bedroom flat is located in a private condominium with two entrances, one of which offers the most direct and practical access to reach the beach. The property has a living room in kitchenette, 2 bedrooms (one en suite), a second full bathroom and large balconies

Income Breakdown

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Nightly Rate (ADR)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($463)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$19,949
Airbnb data$252/night · 44% occupancy
Rental income
$252/night · 44% occ.
$40,248
Running costs (20%)
Utilities, cleaning, maintenance
-$8,050
Income tax (10%)
Indonesian rental income tax
-$11,269
Property tax
Annual property tax
-$980
Net income
3.6% ROI
$19,949

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$559,783
IMT (transfer tax, investment schedule)$31,554
Imposto de Selo (stamp duty)$4,478
Notary & registration$1,359
Legal / due diligence$8,397
Total acquisition costs$45,788
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$635,299

Gross yield (asking)

7.2%

True gross yield (all-in)

6.3%

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.

$2.9M$2.2M$1.5M$731K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $515K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$627K
+22%
Rental Income
+$97K
Total Position
$724K
+41%
7.1%/yr
Year 10
Capital Value
$762K
+48%
Rental Income
+$210K
Total Position
$973K
+89%
6.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$493K
Total Position
$1.6M
+215%
5.9%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$873K
Total Position
$2.5M
+394%
5.5%/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
Average
3.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$231 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

Premium nightly rate of $231 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

30% occ.
3.3%
$1,525/mo
40% occ.
4.4%
$2,060/mo
44% occ.
4.9%
$2,266/mo
current
54% occ.
6.0%
$2,802/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.