T2 flat in Rua Rei D Fernando, 6, Sesmarias - Telheiro - Penina, Alvor
T2 flat in Rua Rei D Fernando, 6, Sesmarias - Telheiro - Penina, Alvor — image 2T2 flat in Rua Rei D Fernando, 6, Sesmarias - Telheiro - Penina, Alvor — image 3T2 flat in Rua Rei D Fernando, 6, Sesmarias - Telheiro - Penina, Alvor — image 4T2 flat in Rua Rei D Fernando, 6, Sesmarias - Telheiro - Penina, Alvor — image 5
Grade Bapartmentluxury

T2 flat in Rua Rei D Fernando, 6, Sesmarias - Telheiro - Penina, Alvor

Portimão · Western Algarve ·

€441,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €25,719/yr
Average Daily Rate: €173
Payback Period: 21.4 years
5-yr Capital Value: €579,467
10-yr Capital Value: €705,011
Brixfox Score: 58.5 / 100
Comparable Properties: 9
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€517,953

+17.4% over asking

Asking price€441,000
IMT — Property transfer tax (investment schedule)€23,110
IS — Stamp duty (0.8%)€3,528
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,615
Total acquisition costs€34,503
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€517,953

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.0%

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: 2
Bathrooms: 2
Building: 101 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive sliding glass doorslarge outdoor terraceopen-plan living and kitchen areaintegrated planter boxes

Score Breakdown

ROI
14.96
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.02
Rental Demand
4.08
Payback Speed
1
STR Suitability
3

Description

Discover this modern apartment located in the prestigious area of Alvor, in Portimão. With two bedrooms, including a suite, this property offers a cozy and sophisticated space. The balconies with 17.95 m2 are perfect for relaxing outdoor moments. Located on the second floor of a building under construction, this apartm

Location

📍 37.1552°N, 8.5626°W

· Portimão, Algarve, Portugal

View on ERA Portimão/Praia da Rocha →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Rua Rei D Fernando, 6, Sesmarias - Telheiro - Penina, Alvor

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

Grade B investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$109K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,540/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
25.9 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Discover this modern apartment located in the prestigious area of Alvor, in Portimão. With two bedrooms, including a suite, this property offers a cozy and sophisticated space. The balconies with 17.95 m2 are perfect for relaxing outdoor moments. Located on the second floor of a building under construction, this apartm

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$250/night
50% ($115)Brixfox estimate($250/night)200% ($459)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$18,477
Airbnb data$250/night · 41% occupancy
Rental income
$250/night · 41% occ.
$37,146
Running costs (20%)
Utilities, cleaning, maintenance
-$7,429
Income tax (10%)
Indonesian rental income tax
-$10,401
Property tax
Annual property tax
-$839
Net income
3.9% ROI
$18,477

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$479,348
IMT (transfer tax, investment schedule)$25,120
Imposto de Selo (stamp duty)$3,835
Notary & registration$1,359
Legal / due diligence$7,190
Total acquisition costs$37,503
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$562,992

Gross yield (asking)

7.7%

True gross yield (all-in)

6.6%

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.

$2.6M$1.9M$1.3M$644K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $441K
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 20: 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
$537K
+22%
Rental Income
+$90K
Total Position
$627K
+42%
7.3%/yr
Year 10
Capital Value
$653K
+48%
Rental Income
+$195K
Total Position
$848K
+92%
6.8%/yr
Year 20
Capital Value
$966K
+119%
Rental Income
+$457K
Total Position
$1.4M
+223%
6.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$809K
Total Position
$2.2M
+408%
5.6%/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
3.9% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$230 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 $230 — 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
Yield of 3.9% 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.
3.8%
$1,524/mo
40% occ.
5.1%
$2,055/mo
current
41% occ.
5.2%
$2,097/mo
current
51% occ.
6.6%
$2,628/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.