T2 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão
T2 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 2T2 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 3T2 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 4T2 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão — image 5
Grade C+apartmentbudget

T2 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão

Portimão · Western Algarve ·

€570,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

44%

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: €19,451/yr
Average Daily Rate: €121
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 36.6 years
5-yr Capital Value: €748,972
10-yr Capital Value: €911,238
Brixfox Score: 53 / 100
Comparable Properties: 83
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€640,415

+12.4% over asking

Asking price€570,000
IMT — Property transfer tax (investment schedule)€33,430
IS — Stamp duty (0.8%)€4,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,550
Total acquisition costs€47,790
Renovation (est. €55/m² × 105 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,775
(€3,150–€8,400)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€640,415

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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: 105 m²
Style: dated
Condition: good
Year Built: 1999
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

proximity to beach

Score Breakdown

ROI
10.88
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
4.1
Rental Demand
4.4
Payback Speed
0
STR Suitability
3

Description

2 bedroom apartment in Praia da Rocha with sea view This incredible apartment is located in Varandas do Sol - Lote 2, just 50 meters from the stunning Praia da Rocha! Property features: 2 bedrooms (1 en suite) 1 additional bathroom Spectacular sea view 2 good-sized balconies 2 elevators for convenience Private gara

Location

📍 37.1182°N, 8.5432°W

· Portimão, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

T2 flat in Avenida Tomás Cabreira, 2, Praia da Rocha, Portimão

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

Grade C+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$140K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$1,127/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
45.8 yr
Rental only

Property details

Year built: 1999
Energy: C
Condition: good

Description

2 bedroom apartment in Praia da Rocha with sea view This incredible apartment is located in Varandas do Sol - Lote 2, just 50 meters from the stunning Praia da Rocha! Property features: 2 bedrooms (1 en suite) 1 additional bathroom Spectacular sea view 2 good-sized balconies 2 elevators for convenience Private gara

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$175/night
50% ($80)Brixfox estimate($175/night)200% ($322)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$13,524
Airbnb data$175/night · 44% occupancy
Rental income
$175/night · 44% occ.
$28,093
Running costs (20%)
Utilities, cleaning, maintenance
-$5,619
Income tax (10%)
Indonesian rental income tax
-$7,866
Property tax
Annual property tax
-$1,084
Net income
2.2% ROI
$13,524

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$619,565
IMT (transfer tax, investment schedule)$36,337
Imposto de Selo (stamp duty)$4,957
Notary & registration$1,359
Legal / due diligence$9,293
Total acquisition costs$51,946
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,277
($3,424–$9,130)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$696,103

Gross yield (asking)

4.5%

True gross yield (all-in)

4.0%

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.

$2.8M$2.1M$1.4M$702K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $570K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$693K
+22%
Rental Income
+$66K
Total Position
$760K
+33%
5.9%/yr
Year 10
Capital Value
$844K
+48%
Rental Income
+$143K
Total Position
$986K
+73%
5.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$334K
Total Position
$1.6M
+178%
5.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$592K
Total Position
$2.4M
+328%
5.0%/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
Weak
2.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Average
4/10 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
Yield of 2.2% is below 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.
2.0%
$1,027/mo
40% occ.
2.7%
$1,400/mo
44% occ.
3.0%
$1,548/mo
current
54% occ.
3.7%
$1,921/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.