T2 flat in Encosta da Marina, Portimão
T2 flat in Encosta da Marina, Portimão — image 2T2 flat in Encosta da Marina, Portimão — image 3T2 flat in Encosta da Marina, Portimão — image 4T2 flat in Encosta da Marina, Portimão — image 5
Grade B+apartmentluxury

T2 flat in Encosta da Marina, Portimão

Portimão · Western Algarve ·

€555,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €45,491/yr
Average Daily Rate: €307
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.9 years
5-yr Capital Value: €643,397
10-yr Capital Value: €745,874
Brixfox Score: 68.6 / 100
Comparable Properties: 90
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€643,695

+16.0% over asking

Asking price€555,000
IMT — Property transfer tax (investment schedule)€32,230
IS — Stamp duty (0.8%)€4,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,325
Total acquisition costs€46,245
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€643,695

Gross yield (asking price)

8.2%

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: 2
Bathrooms: 2
Building: 102 m²
Style: modern
Condition: new-build
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vertical wood claddingcantilevered balconies with glass railingsintegrated planters with greenerymodern pool deck with loungers

Score Breakdown

ROI
15.54
Visual Appeal
15.6
Ownership Security
13
Location
9.36
Land & Space
4.04
Rental Demand
4.06
Payback Speed
3
STR Suitability
4

Description

Quinta das Parreiras is a boutique development in Portimão that brings together the best of both worlds: the tranquillity of the countryside and the energy of the sea. With contemporary architecture and elegant lines, it offers just 10 exclusive apartments, prioritising privacy, natural light and integration with the s

Location

📍 37.1218°N, 8.5360°W

· Portimão, Algarve, Portugal

View on PIQUET REALTY PORTUGAL →Also on Idealista.pt
T2 flat in Encosta da Marina, Portimão
Idealista.pt
Source verified

T2 flat in Encosta da Marina, Portimão

Portimão · Western Algarve · Freehold · Ref BF-3900
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
102 m²
True net yield
4.2%
≈ $4,020/mo net after costs & tax
Brixfox Score 69 · B+

Property details

Energy: Not indicated
Condition: new-build

Description

Quinta das Parreiras is a boutique development in Portimão that brings together the best of both worlds: the tranquillity of the countryside and the energy of the sea. With contemporary architecture and elegant lines, it offers just 10 exclusive apartments, prioritising privacy, natural light and integration with the s

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$442/night
50% ($203)Brixfox estimate($442/night)200% ($813)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$31,502
Airbnb data$442/night · 41% occupancy
Rental income
$442/night · 41% occ.
$60,580
Running costs (20%)
Utilities, cleaning, maintenance
-$12,116
Income tax (10%)
Indonesian rental income tax
-$16,963
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$31,502

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

4.2%

on all-in cost of $671,622

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.4%
Fully-managed
5.0%
4.2%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

9.0%

Annual Revenue

$60,580

Income Tax / yr

$5,301

Payback

24 yrs

True All-In Cost
Asking price$603,261
IMT — transfer tax (non-resident 7.5%)$45,245
Stamp duty (0.8%)$4,826
Notary + registry$2,174
Legal$7,421
Furnishing + STR launch$8,696
All-in cost$671,622

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.7M$2.7M$1.8M$914K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $555K
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 16: 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
$675K
+22%
Rental Income
+$154K
Total Position
$829K
+49%
8.4%/yr
Year 10
Capital Value
$822K
+48%
Rental Income
+$332K
Total Position
$1.2M
+108%
7.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$779K
Total Position
$2.0M
+259%
6.6%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.4M
Total Position
$3.2M
+473%
6.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$407 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $407 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — 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.
5.6%
$2,824/mo
40% occ.
7.5%
$3,765/mo
current
41% occ.
7.6%
$3,817/mo
current
51% occ.
9.5%
$4,758/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$603,261
4.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.