T1 flat in Rua Engenheiro Francisco Bívar, 5, Praia da Rocha, Portimão
T1 flat in Rua Engenheiro Francisco Bívar, 5, Praia da Rocha, Portimão — image 2T1 flat in Rua Engenheiro Francisco Bívar, 5, Praia da Rocha, Portimão — image 3T1 flat in Rua Engenheiro Francisco Bívar, 5, Praia da Rocha, Portimão — image 4T1 flat in Rua Engenheiro Francisco Bívar, 5, Praia da Rocha, Portimão — image 5
Grade Bapartmentmid-range

T1 flat in Rua Engenheiro Francisco Bívar, 5, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€309,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €23,576/yr
Average Daily Rate: €130
Payback Period: 16.3 years
5-yr Capital Value: €406,021
10-yr Capital Value: €493,987
Brixfox Score: 64.5 / 100
Comparable Properties: 90
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.

€352,674

+14.1% over asking

Asking price€309,000
IMT — Property transfer tax (investment schedule)€12,627
IS — Stamp duty (0.8%)€2,472
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,635
Total acquisition costs€20,984
Renovation (est. €55/m² × 58 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,190
(€1,740–€4,640)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€352,674

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.7%

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: 1
Bathrooms: 1
Building: 58 m²
Style: contemporary
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean view balconyopen-plan living/dining/kitchen

Score Breakdown

ROI
17.22
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
3.16
Rental Demand
4.96
Payback Speed
2
STR Suitability
3

Description

We present a spectacular 1 bedroom flat for sale, located in the beautiful Praia da Rocha. This property, inserted in a private condominium, offers a fantastic sea view and is fully furnished and equipped, ready to live in or monetise. Apartment Features: Location: Praia da Rocha, just 50 meters from the beach. View:

Location

📍 37.1203°N, 8.5393°W

· Portimão, Algarve, Portugal

View on Nuris Imobiliária →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua Engenheiro Francisco Bívar, 5, Praia da Rocha, Portimão

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
58 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$76K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,436/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
19.5 yr
Rental only

Property details

Energy: C
Condition: good

Description

We present a spectacular 1 bedroom flat for sale, located in the beautiful Praia da Rocha. This property, inserted in a private condominium, offers a fantastic sea view and is fully furnished and equipped, ready to live in or monetise. Apartment Features: Location: Praia da Rocha, just 50 meters from the beach. View:

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$189/night
50% ($87)Brixfox estimate($189/night)200% ($348)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$17,230
Airbnb data$189/night · 50% occupancy
Rental income
$189/night · 50% occ.
$34,265
Running costs (20%)
Utilities, cleaning, maintenance
-$6,853
Income tax (10%)
Indonesian rental income tax
-$9,594
Property tax
Annual property tax
-$588
Net income
5.1% ROI
$17,230

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$335,870
IMT (transfer tax, investment schedule)$13,725
Imposto de Selo (stamp duty)$2,687
Notary & registration$1,359
Legal / due diligence$5,038
Total acquisition costs$22,809
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,467
($1,891–$5,043)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$383,341

Gross yield (asking)

10.2%

True gross yield (all-in)

8.9%

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.

$2.0M$1.5M$1.0M$505K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $309K
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 16: 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
$376K
+22%
Rental Income
+$84K
Total Position
$460K
+49%
8.3%/yr
Year 10
Capital Value
$457K
+48%
Rental Income
+$182K
Total Position
$639K
+107%
7.5%/yr
Year 20
Capital Value
$677K
+119%
Rental Income
+$426K
Total Position
$1.1M
+257%
6.6%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$754K
Total Position
$1.8M
+468%
6.0%/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
5.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$174 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
4.1%
$1,160/mo
40% occ.
5.6%
$1,563/mo
50% occ.
7.0%
$1,950/mo
current
60% occ.
8.4%
$2,353/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.