T6 flat, Em531-1, 2 a, Centro, Alvor
T6 flat, Em531-1, 2 a, Centro, Alvor — image 2T6 flat, Em531-1, 2 a, Centro, Alvor — image 3T6 flat, Em531-1, 2 a, Centro, Alvor — image 4T6 flat, Em531-1, 2 a, Centro, Alvor — image 5
Grade B+apartmentmid-range

T6 flat, Em531-1, 2 a, Centro, Alvor

Portimão · Western Algarve ·

€920,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €76,242/yr
Average Daily Rate: €475
Payback Period: 14.9 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 69.3 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+15.0% over asking

Asking price€920,000
IMT — Property transfer tax (investment schedule)€55,200
IS — Stamp duty (0.8%)€7,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,800
Total acquisition costs€77,610
Renovation (est. €55/m² × 265 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,575
(€7,950–€21,200)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€46,250
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.2%

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: 6
Bathrooms: 3
Building: 265 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal town settingriver/estuary viewsproximity to beach

Score Breakdown

ROI
18.09
Visual Appeal
13.4
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.4
Payback Speed
3
STR Suitability
3

Description

Andar de Prédio no Centro de Alvor com 3 Apartamentos! Este incrível andar de prédio, situado no coração da encantadora vila de Alvor, oferece uma excelente oportunidade de investimento ou residência. Composto por três apartamentos distintos, é perfeito para quem procura um excelente investimento ou residência. Descr

Location

📍 37.1301°N, 8.5925°W

· Portimão, Algarve, Portugal

View on Arnaut Consultores →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T6 flat, Em531-1, 2 a, Centro, Alvor

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

Grade B+ investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$226K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$4,673/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
17.8 yr
Rental only

Property details

Energy: D
Condition: good

Description

Andar de Prédio no Centro de Alvor com 3 Apartamentos! Este incrível andar de prédio, situado no coração da encantadora vila de Alvor, oferece uma excelente oportunidade de investimento ou residência. Composto por três apartamentos distintos, é perfeito para quem procura um excelente investimento ou residência. Descr

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$692/night
50% ($318)Brixfox estimate($692/night)200% ($1274)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$56,071
Airbnb data$692/night · 44% occupancy
Rental income
$692/night · 44% occ.
$111,195
Running costs (20%)
Utilities, cleaning, maintenance
-$22,239
Income tax (10%)
Indonesian rental income tax
-$31,134
Property tax
Annual property tax
-$1,750
Net income
5.6% ROI
$56,071

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$1,000,000
IMT (transfer tax, investment schedule)$60,000
Imposto de Selo (stamp duty)$8,000
Notary & registration$1,359
Legal / due diligence$15,000
Total acquisition costs$84,359
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,842
($8,641–$23,043)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$50,272
All-in investment$1,150,473

Gross yield (asking)

11.1%

True gross yield (all-in)

9.7%

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.

$6.3M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $920K
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 15: 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
$1.1M
+22%
Rental Income
+$274K
Total Position
$1.4M
+51%
8.7%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$591K
Total Position
$2.0M
+112%
7.8%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.4M
Total Position
$3.4M
+270%
6.8%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$2.5M
Total Position
$5.4M
+491%
6.1%/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
5.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$637 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $637 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
5.1%
$4,277/mo
40% occ.
6.9%
$5,751/mo
44% occ.
7.6%
$6,341/mo
current
54% occ.
9.4%
$7,815/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.