T4 flat in Rua França Borges, Nn, Portimão
T4 flat in Rua França Borges, Nn, Portimão — image 2T4 flat in Rua França Borges, Nn, Portimão — image 3T4 flat in Rua França Borges, Nn, Portimão — image 4T4 flat in Rua França Borges, Nn, Portimão — image 5
Grade B+apartmentbudget

T4 flat in Rua França Borges, Nn, Portimão

Portimão · Western Algarve ·

€285,000

Asking Price (EUR)

9.2%

True Net Yield (Owner, all-in)

6.4%

True Net Yield (Managed, all-in)

14.2%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €65,422/yr
Average Daily Rate: €445
Payback Period: 5.4 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 74.4 / 100
Comparable Properties: 6
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€462,302

+62.2% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
Renovation (est. €900/m² × 150 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€135,000
(€105,000–€165,000)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€23,550
All-in investment (incl. renovation & furnishing)€462,302

Gross yield (asking price)

23.0%

True gross yield (all-in)

14.2%

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: 4
Bathrooms: 3
Building: 150 m²
Style: dated
Condition: needs-renovation
Year Built: 1988
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese wooden furniture

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
9.36
Land & Space
5
Rental Demand
4.03
Payback Speed
5
STR Suitability
3

Description

4-bedroom apartment with balconies in the center of Portimão. Apartment in the heart of Portimão, in the surrounding area you find a huge range of services, such as cafes, gym, bakeries, pharmacies, butchers, grocery stores, supermarkets, public entities, schools, and public transport (such as buses). Property with ple

Location

📍 37.1394°N, 8.5387°W

· Portimão, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T4 flat in Rua França Borges, Nn, Portimão

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

Grade B+ investment — short-term rental yields 15.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+20.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$70K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.9%
$4,099/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.3 yr
Rental only

Property details

Year built: 1988
Energy: C
Condition: needs-renovation

Description

4-bedroom apartment with balconies in the center of Portimão. Apartment in the heart of Portimão, in the surrounding area you find a huge range of services, such as cafes, gym, bakeries, pharmacies, butchers, grocery stores, supermarkets, public entities, schools, and public transport (such as buses). Property with ple

Income Breakdown

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Nightly Rate (ADR)
$650/night
50% ($299)Brixfox estimate($650/night)200% ($1196)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$49,189
Airbnb data$650/night · 40% occupancy
Rental income
$650/night · 40% occ.
$95,637
Running costs (20%)
Utilities, cleaning, maintenance
-$19,127
Income tax (10%)
Indonesian rental income tax
-$26,778
Property tax
Annual property tax
-$542
Net income
15.9% ROI
$49,189

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$146,739
($114,130–$179,348)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$502,502

Gross yield (asking)

30.9%

True gross yield (all-in)

19.0%

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.

$3.5M$2.7M$1.8M$885K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$347K
+22%
Rental Income
+$240K
Total Position
$587K
+106%
15.5%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$519K
Total Position
$941K
+230%
12.7%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$1.2M
Total Position
$1.8M
+546%
9.8%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$2.2M
Total Position
$3.1M
+980%
8.3%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.9% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$598 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

High rental yield at 15.9% — outperforms most villas in this market
Premium nightly rate of $598 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — 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.
15.9%
$4,108/mo
40% occ.
21.3%
$5,492/mo
current
40% occ.
21.4%
$5,534/mo
current
50% occ.
26.8%
$6,918/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.