T3 flat in Centro, Alvor
T3 flat in Centro, Alvor — image 2T3 flat in Centro, Alvor — image 3T3 flat in Centro, Alvor — image 4T3 flat in Centro, Alvor — image 5
Grade Bapartmentmid-range

T3 flat in Centro, Alvor

Portimão · Western Algarve ·

€580,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €41,827/yr
Average Daily Rate: €353
Payback Period: 17.2 years
5-yr Capital Value: €762,111
10-yr Capital Value: €927,225
Brixfox Score: 64.2 / 100
Comparable Properties: 11
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€668,920

+15.3% over asking

Asking price€580,000
IMT — Property transfer tax (investment schedule)€34,230
IS — Stamp duty (0.8%)€4,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,700
Total acquisition costs€48,820
Renovation (est. €55/m² × 180 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,900
(€5,400–€14,400)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€668,920

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.3%

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: 180 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

palm-leaf-patterned-wallpaperdecorative-wall-sconcemodern-floor-lamp

Score Breakdown

ROI
16.73
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
5.6
Rental Demand
3.24
Payback Speed
2
STR Suitability
3

Description

3-bedroom apartment with parking space. This 159 m² apartment features very generous areas, with all bedrooms having an area of over 20 m², one of which is a suite. The apartment has two fronts, providing more natural light and better ventilation. The nearest beach, Praia dos Três Irmãos in Alvor, is just 500 meters a

Location

📍 37.1291°N, 8.5956°W

· Portimão, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T3 flat in Centro, Alvor

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

Grade B investment — short-term rental yields 4.8% 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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$143K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$2,547/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
20.6 yr
Rental only

Property details

Year built: 2000
Energy: B
Condition: good

Description

3-bedroom apartment with parking space. This 159 m² apartment features very generous areas, with all bedrooms having an area of over 20 m², one of which is a suite. The apartment has two fronts, providing more natural light and better ventilation. The nearest beach, Praia dos Três Irmãos in Alvor, is just 500 meters a

Income Breakdown

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Nightly Rate (ADR)
$515/night
50% ($237)Brixfox estimate($515/night)200% ($947)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$30,568
Airbnb data$515/night · 32% occupancy
Rental income
$515/night · 32% occ.
$60,907
Running costs (20%)
Utilities, cleaning, maintenance
-$12,181
Income tax (10%)
Indonesian rental income tax
-$17,054
Property tax
Annual property tax
-$1,103
Net income
4.8% ROI
$30,568

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$630,435
IMT (transfer tax, investment schedule)$37,207
Imposto de Selo (stamp duty)$5,043
Notary & registration$1,359
Legal / due diligence$9,457
Total acquisition costs$53,065
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,761
($5,870–$15,652)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$727,087

Gross yield (asking)

9.7%

True gross yield (all-in)

8.4%

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.

$3.7M$2.8M$1.9M$925K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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 17: 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
$706K
+22%
Rental Income
+$149K
Total Position
$855K
+47%
8.1%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$322K
Total Position
$1.2M
+104%
7.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$756K
Total Position
$2.0M
+249%
6.5%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.3M
Total Position
$3.2M
+455%
5.9%/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
4.8% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$473 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $473 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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.
6.1%
$3,195/mo
40% occ.
8.2%
$4,290/mo
32% occ.
6.6%
$3,461/mo
current
42% occ.
8.7%
$4,557/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.