T1 flat in Rua dos jesuistas, 10, Portimão
Grade B+apartmentluxury

T1 flat in Rua dos jesuistas, 10, Portimão

Portimão · Western Algarve ·

€255,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 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: €21,410/yr
Average Daily Rate: €117
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.8 years
5-yr Capital Value: €335,066
10-yr Capital Value: €407,659
Brixfox Score: 68.6 / 100
Comparable Properties: 85
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€302,062

+18.5% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
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)€302,062

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.1%

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
Building: 73 m²
Style: contemporary
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies with integrated plantersmodern facade designlarge windows

Score Breakdown

ROI
18.21
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
3.46
Rental Demand
5
Payback Speed
3
STR Suitability
3

Description

Genuine Porto Seguro in Portimão.

Location

📍 37.1356°N, 8.5377°W

· Portimão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T1 flat in Rua dos jesuistas, 10, Portimão

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

Grade B+ investment — short-term rental yields 5.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$63K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$1,312/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
17.6 yr
Rental only

Property details

Condition: new-build

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$171/night
50% ($79)Brixfox estimate($171/night)200% ($315)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$15,741
Airbnb data$171/night · 50% occupancy
Rental income
$171/night · 50% occ.
$31,203
Running costs (20%)
Utilities, cleaning, maintenance
-$6,241
Income tax (10%)
Indonesian rental income tax
-$8,737
Property tax
Annual property tax
-$485
Net income
5.7% ROI
$15,741

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$277,174
IMT (transfer tax, investment schedule)$9,616
Imposto de Selo (stamp duty)$2,217
Notary & registration$1,359
Legal / due diligence$4,158
Total acquisition costs$17,350
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$328,328

Gross yield (asking)

11.3%

True gross yield (all-in)

9.5%

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.

$1.7M$1.3M$872K$436K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$310K
+22%
Rental Income
+$77K
Total Position
$387K
+52%
8.7%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$166K
Total Position
$543K
+113%
7.9%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$389K
Total Position
$948K
+272%
6.8%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$689K
Total Position
$1.5M
+495%
6.1%/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
5.7% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$157 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.
4.6%
$1,052/mo
40% occ.
6.1%
$1,416/mo
50% occ.
7.7%
$1,780/mo
current
60% occ.
9.3%
$2,144/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.