T2 flat in Rua do Luar, Três Castelos, Portimão
T2 flat in Rua do Luar, Três Castelos, Portimão — image 2T2 flat in Rua do Luar, Três Castelos, Portimão — image 3T2 flat in Rua do Luar, Três Castelos, Portimão — image 4T2 flat in Rua do Luar, Três Castelos, Portimão — image 5
Grade Bapartmentmid-range

T2 flat in Rua do Luar, Três Castelos, Portimão

Portimão · Western Algarve ·

€590,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

40%

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: €34,062/yr
Average Daily Rate: €235
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 38.3 years
5-yr Capital Value: €683,972
10-yr Capital Value: €792,911
Brixfox Score: 59.7 / 100
Comparable Properties: 89
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€664,700

+12.7% over asking

Asking price€590,000
IMT — Property transfer tax (investment schedule)€35,030
IS — Stamp duty (0.8%)€4,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,850
Total acquisition costs€49,850
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€664,700

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 130 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconiesdark wood-look facade accentswhite gravel landscaping

Score Breakdown

ROI
10.14
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
4.6
Rental Demand
3.97
Payback Speed
1
STR Suitability
4

Description

Rocha dos Castelos | Praia do Amado | Praia da Rocha We present this elegant brand-new 2-bedroom apartment in Portimão, located in the prestigious Rocha dos Castelos area, just a few metres from Praia do Amado and Praia da Rocha. Set within a modern gated condominium with a swimming pool and sustainable gardens, this

Location

📍 37.1249°N, 8.5495°W

· Portimão, Algarve, Portugal

View on SkandiaMäklarna →Also on Idealista.pt
T2 flat in Rua do Luar, Três Castelos, Portimão
Idealista.pt
Source verified

T2 flat in Rua do Luar, Três Castelos, Portimão

Portimão · Western Algarve · Freehold · Ref BF-3924
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
130 m²
True net yield
2.6%
≈ $2,844/mo net after costs & tax
Brixfox Score 60 · B

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Rocha dos Castelos | Praia do Amado | Praia da Rocha We present this elegant brand-new 2-bedroom apartment in Portimão, located in the prestigious Rocha dos Castelos area, just a few metres from Praia do Amado and Praia da Rocha. Set within a modern gated condominium with a swimming pool and sustainable gardens, this

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$338/night
50% ($155)Brixfox estimate($338/night)200% ($622)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$23,591
Airbnb data$338/night · 40% occupancy
Rental income
$338/night · 40% occ.
$45,367
Running costs (20%)
Utilities, cleaning, maintenance
-$9,073
Income tax (10%)
Indonesian rental income tax
-$12,703
Property tax
Annual property tax
-$0
Net income
3.7% ROI
$23,591

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

Approx. location

Net Yield · Fully-Managed · After Tax

2.6%

on all-in cost of $713,290

Scenario
Pre-tax
After-tax
Owner-managed
4.8%
4.2%
Fully-managed
3.2%
2.6%
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

6.4%

Annual Revenue

$45,367

Income Tax / yr

$3,970

Payback

38 yrs

True All-In Cost
Asking price$641,304
IMT — transfer tax (non-resident 7.5%)$48,098
Stamp duty (0.8%)$5,130
Notary + registry$2,174
Legal$7,888
Furnishing + STR launch$8,696
All-in cost$713,290

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$3.4M$2.5M$1.7M$847K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $590K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$718K
+22%
Rental Income
+$115K
Total Position
$833K
+41%
7.1%/yr
Year 10
Capital Value
$873K
+48%
Rental Income
+$249K
Total Position
$1.1M
+90%
6.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$583K
Total Position
$1.9M
+218%
6.0%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.0M
Total Position
$2.9M
+399%
5.5%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$311 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

Premium nightly rate of $311 — 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 3.7% 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.
4.0%
$2,159/mo
40% occ.
5.4%
$2,878/mo
current
40% occ.
5.3%
$2,858/mo
current
50% occ.
6.7%
$3,578/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
$641,304
2.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.