T3 flat in Avenida São João de Deus, Portimão
T3 flat in Avenida São João de Deus, Portimão — image 2T3 flat in Avenida São João de Deus, Portimão — image 3T3 flat in Avenida São João de Deus, Portimão — image 4T3 flat in Avenida São João de Deus, Portimão — image 5
Grade Bapartmentbudget

T3 flat in Avenida São João de Deus, Portimão

Portimão · Western Algarve ·

€265,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €28,008/yr
Average Daily Rate: €135
Payback Period: 11.8 years
5-yr Capital Value: €348,206
10-yr Capital Value: €423,646
Brixfox Score: 64 / 100
Comparable Properties: 14
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€333,242

+25.8% over asking

Asking price€265,000
IMT — Property transfer tax (investment schedule)€9,547
IS — Stamp duty (0.8%)€2,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,975
Total acquisition costs€16,892
Renovation (est. €350/m² × 89 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€31,150
(€22,250–€40,050)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€333,242

Gross yield (asking price)

10.6%

True gross yield (all-in)

8.4%

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: 3
Bathrooms: 2
Building: 89 m²
Style: dated
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.8
Visual Appeal
4.4
Ownership Security
13
Location
9.36
Land & Space
3.78
Rental Demand
5.68
Payback Speed
4
STR Suitability
3

Description

APARTMENT T3 + 2 BATHROOMS + BASEMENT located on Avenida - São João de Deus If you are looking for a LARGE, bright, renovated apartment at a price that seems impossible, you have just found it! UNIQUE T3 in the region 90 square meters 3 Bedrooms Spacious rooms filled with natural light 2 Bathrooms Fully renovated -

Location

📍 37.1410°N, 8.5394°W

· Portimão, Algarve, Portugal

View on Tons D´Improviso Lda →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Avenida São João de Deus, Portimão

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

Grade B investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+12.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$65K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$1,712/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Property details

Energy: D
Condition: fair

Description

APARTMENT T3 + 2 BATHROOMS + BASEMENT located on Avenida - São João de Deus If you are looking for a LARGE, bright, renovated apartment at a price that seems impossible, you have just found it! UNIQUE T3 in the region 90 square meters 3 Bedrooms Spacious rooms filled with natural light 2 Bathrooms Fully renovated -

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$195/night
50% ($90)Brixfox estimate($195/night)200% ($359)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$20,545
Airbnb data$195/night · 57% occupancy
Rental income
$195/night · 57% occ.
$40,478
Running costs (20%)
Utilities, cleaning, maintenance
-$8,096
Income tax (10%)
Indonesian rental income tax
-$11,334
Property tax
Annual property tax
-$504
Net income
7.1% ROI
$20,545

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$288,043
IMT (transfer tax, investment schedule)$10,377
Imposto de Selo (stamp duty)$2,304
Notary & registration$1,359
Legal / due diligence$4,321
Total acquisition costs$18,361
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$33,859
($24,185–$43,533)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$362,220

Gross yield (asking)

14.1%

True gross yield (all-in)

11.2%

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$506K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$322K
+22%
Rental Income
+$100K
Total Position
$423K
+60%
9.8%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$217K
Total Position
$609K
+130%
8.7%/yr
Year 20
Capital Value
$581K
+119%
Rental Income
+$508K
Total Position
$1.1M
+311%
7.3%/yr
Year 30
Capital Value
$860K
+224%
Rental Income
+$899K
Total Position
$1.8M
+564%
6.5%/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
Good
7.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$180 per night
Visual Appeal
Weak
2/10 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 57% — 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

37% occ.
6.2%
$1,488/mo
47% occ.
7.9%
$1,904/mo
57% occ.
9.7%
$2,319/mo
current
67% occ.
11.4%
$2,735/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.