T2 flat in Rua dos jesuistas, 10, Portimão
T2 flat in Rua dos jesuistas, 10, Portimão — image 2T2 flat in Rua dos jesuistas, 10, Portimão — image 3T2 flat in Rua dos jesuistas, 10, Portimão — image 4T2 flat in Rua dos jesuistas, 10, Portimão — image 5
Grade B+apartmentmid-range

T2 flat in Rua dos jesuistas, 10, Portimão

Portimão · Western Algarve ·

€320,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

8.3%

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: €30,353/yr
Average Daily Rate: €205
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 22.1 years
5-yr Capital Value: €370,968
10-yr Capital Value: €430,053
Brixfox Score: 67.4 / 100
Comparable Properties: 74
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€366,890

+14.7% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
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)€366,890

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.3%

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: 92 m²
Style: contemporary
Condition: new-build
Energy Certificate: In process
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony plantershorizontal facade elementsrecessed balconies

Score Breakdown

ROI
16.59
Visual Appeal
13.6
Ownership Security
13
Location
9.36
Land & Space
3.84
Rental Demand
4.05
Payback Speed
3
STR Suitability
4

Description

Genuine Porto Seguro in Portimão.

Location

📍 37.1374°N, 8.5416°W

· Portimão, Algarve, Portugal

View on Idealista.pt
T2 flat in Rua dos jesuistas, 10, Portimão
Idealista.pt
Source verified

T2 flat in Rua dos jesuistas, 10, Portimão

Portimão · Western Algarve · Freehold · Ref BF-4073
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
92 m²
True net yield
4.5%
≈ $2,643/mo net after costs & tax
Brixfox Score 67 · B+

Property details

Energy: In process
Condition: new-build

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)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($543)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$21,024
Airbnb data$295/night · 41% occupancy
Rental income
$295/night · 41% occ.
$40,432
Running costs (20%)
Utilities, cleaning, maintenance
-$8,086
Income tax (10%)
Indonesian rental income tax
-$11,321
Property tax
Annual property tax
-$0
Net income
6.0% ROI
$21,024

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

4.5%

on all-in cost of $391,843

Scenario
Pre-tax
After-tax
Owner-managed
8.1%
7.2%
Fully-managed
5.4%
4.5%
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

10.3%

Annual Revenue

$40,432

Income Tax / yr

$3,538

Payback

22 yrs

True All-In Cost
Asking price$347,826
IMT — transfer tax (non-resident 7.5%)$26,087
Stamp duty (0.8%)$2,783
Notary + registry$2,174
Legal$4,278
Furnishing + STR launch$8,696
All-in cost$391,843

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$2.3M$1.7M$1.1M$563K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 14: 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
$389K
+22%
Rental Income
+$103K
Total Position
$492K
+54%
9.0%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$222K
Total Position
$695K
+117%
8.1%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$520K
Total Position
$1.2M
+282%
6.9%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$920K
Total Position
$2.0M
+512%
6.2%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$272 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 $272 — 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 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.
6.5%
$1,886/mo
40% occ.
8.7%
$2,515/mo
current
41% occ.
8.8%
$2,547/mo
current
51% occ.
11.0%
$3,176/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
$347,826
4.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.