T1 flat in Portimão
T1 flat in Portimão — image 2T1 flat in Portimão — image 3T1 flat in Portimão — image 4T1 flat in Portimão — image 5
Grade B+apartmentluxury

T1 flat in Portimão

Portimão · Western Algarve ·

€322,500

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

52%

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: €21,534/yr
Average Daily Rate: €113
Payback Period: 18.6 years
5-yr Capital Value: €423,760
10-yr Capital Value: €515,569
Brixfox Score: 65.7 / 100
Comparable Properties: 48
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€375,898

+16.6% over asking

Asking price€322,500
IMT — Property transfer tax (investment schedule)€13,630
IS — Stamp duty (0.8%)€2,580
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,838
Total acquisition costs€22,298
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,100
All-in investment (incl. renovation & furnishing)€375,898

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.7%

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: 75 m²
Style: modern
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen appliancesmarble backsplashsleek white cabinetryopen-plan living/diningmodern pendant lighting

Score Breakdown

ROI
16.05
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
3.5
Rental Demand
5.21
Payback Speed
2
STR Suitability
3

Description

1+1 bedroom flat under construction, scheduled for completion in the 1st quarter of 2027, located in the centre of Portimão. It is located on the ground floor of a modern architecture building, consisting of only 4 floors of apartments of typology T1, T1+1, T2, T2+1 and T3 and 1 floor below ground for parking. It con

Location

📍 37.1463°N, 8.5462°W

· Portimão, Algarve, Portugal

View on Garvetur →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Portimão

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

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$79K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,305/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.4 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

1+1 bedroom flat under construction, scheduled for completion in the 1st quarter of 2027, located in the centre of Portimão. It is located on the ground floor of a modern architecture building, consisting of only 4 floors of apartments of typology T1, T1+1, T2, T2+1 and T3 and 1 floor below ground for parking. It con

Income Breakdown

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Nightly Rate (ADR)
$165/night
50% ($76)Brixfox estimate($165/night)200% ($303)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$15,661
Airbnb data$165/night · 52% occupancy
Rental income
$165/night · 52% occ.
$31,298
Running costs (20%)
Utilities, cleaning, maintenance
-$6,260
Income tax (10%)
Indonesian rental income tax
-$8,763
Property tax
Annual property tax
-$613
Net income
4.5% ROI
$15,661

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$350,543
IMT (transfer tax, investment schedule)$14,815
Imposto de Selo (stamp duty)$2,804
Notary & registration$1,359
Legal / due diligence$5,259
Total acquisition costs$24,237
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$408,585

Gross yield (asking)

8.9%

True gross yield (all-in)

7.7%

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.

$2.0M$1.5M$996K$498K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $323K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$392K
+22%
Rental Income
+$76K
Total Position
$469K
+45%
7.8%/yr
Year 10
Capital Value
$477K
+48%
Rental Income
+$165K
Total Position
$643K
+99%
7.1%/yr
Year 20
Capital Value
$707K
+119%
Rental Income
+$387K
Total Position
$1.1M
+239%
6.3%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$685K
Total Position
$1.7M
+437%
5.8%/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
4.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$151 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
Yield of 4.5% 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

32% occ.
3.7%
$1,074/mo
42% occ.
4.9%
$1,424/mo
52% occ.
6.1%
$1,775/mo
current
62% occ.
7.3%
$2,125/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.